4402 SW 162nd Pl · Kendall West, FL 33185

$650,000

3 bd · 2.0 ba · 2,054 sqft · SingleFamily public records · 7 Days on market

Built 2002 6,440 sqft lot Est $770k · 16% under $97/mo HOA · 2% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.5/15.0
• Cash flow +8.0/30.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0

Listing remarks

OPEN HOUSE Sunday May 31st 3-5pm - Nestled in the gated community of Melrose Landing II, this pristine one-story, 3-bed, 2-bath lakefront home (built in 2002) is in excellent condition. It offers tile flooring throughout, laminate wood in the bedrooms, granite countertops, stainless steel appliances, and wood cabinetry. Enjoy a screened-in porch with serene lake views. The home includes accordion hurricane shutters, a 2-car garage, and an oversized driveway for extra parking * * A 3D virtual tour link is available for convenient viewing, and a floor plan is included within the photos * *

Key facts

• Gated community
• Screened-in porch
• Serene lake views

Tags

• GATED COMMUNITY
• LAKEFRONT HOME
• SCREENED-IN PORCH
• SERENE LAKE VIEWS
• ACCORDION HURRICANE SHUTTERS
• OVERSIZED DRIVEWAY

Property features AI

Finance

• HOA & community: Monthly association fee of $97; Gated community

Exterior

• Parking: 2-car garage; Driveway; 2 covered parking spaces
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Block construction; Barrel roof
• Exterior features: Enclosed porch; Storm/security shutters; Screened porch; Lakefront waterfront; Has view; Northwest facing

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level; Family room; Utility room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-654 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $534k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $423k (34.9% below list).
• Recommended offer: $423k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Kendall West — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#255 in FL, #4,028 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: schools C-, amenities F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 44% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($4k loan paydown + $5k appreciation (0.8% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $288k; list at $650k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $423,355 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $770,250
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4441 SW 162nd Ct	0.12mi	3/2.0	1,798 (-12%)	10mo	$555,000	$309	65
4429 SW 165th Ct	0.30mi	4/3.0 (+1)	2,339 (+14%)	1mo	$900,000	$385	53
16637 SW 52nd St	0.62mi	3/2.0	1,878 (-9%)	6mo	$705,000	$375	52
4500 SW 154th Pl	0.73mi	4/2.5 (+1)	2,133 (+4%)	2mo	$615,000	$288	51
16429 SW 54th Ter	0.66mi	4/2.0 (+1)	1,997 (-3%)	17mo	$820,000	$411	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.8% appreciation · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.86×
• Total profit: $-25,813
• Equity at exit: $215,159

10-year hold

• IRR: 3.6%
• Equity multiple: 1.45×
• Total profit: $81,517
• Equity at exit: $280,787

Cash invested: $182,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33185

• Home prices YoY: 0.1%
• Rents YoY: 5.4%
• Active inventory: 133
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $4,234 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$222 /mo · $2,670/yr
• Insurance: −$271
• HOA: −$97
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $-654

Break-even live

Break-even rent $5,062

Max offer price $534,386

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16303 SW 44th Ter Unit 16303 Miami, FL	3.0	2.5	1400	$3,300	$2.36	7d	1	0.04mi
4452 SW 163rd Ct Unit 4452 Miami, FL	4.0	2.0	1490	$3,450	$2.32	13d	1	0.11mi
16061 SW 45th Ter Unit 16061 Miami, FL	4.0	3.0	2554	$4,200	$1.64	24d	1	0.21mi
16355 SW 46th Ter Unit 16355 Miami, FL	3.0	2.0	1525	$3,550	$2.33	2d	1	0.23mi
16355 SW 46th Ter Miami, FL	3.0	2.0	1525	$3,550	$2.33	1d	1	0.23mi
16001 SW 43rd Ter Miami, FL	4.0	2.5	2552	$5,200	$2.04	19d	1	0.24mi
16001 SW 43rd Ter Miami, FL	4.0	2.5	2552	$5,200	$2.04	10d	1	0.24mi
16001 SW 43rd Ter Unit 16001 Miami, FL	4.0	2.5	2552	$5,200	$2.04	2d	1	0.24mi
16001 SW 43rd Ter Unit 16001 Miami, FL	4.0	2.5	2552	$5,200	$2.04	14d	1	0.24mi
4451 SW 159th Path Unit NA Miami, FL	4.0	3.5	2306	$5,900	$2.56	21d	1	0.26mi
4604 SW 164th Pl Miami, FL	3.0	2.0	1472	$3,300	$2.24	24d	1	0.31mi
16432 SW 47th Ter Unit 16432 Miami, FL	3.0	2.5	1753	$3,600	$2.05	24d	1	0.32mi
16432 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,700	$2.11	24d	1	0.32mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	7d	1	0.37mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	20d	1	0.37mi
16336 SW 48th Ter Miami, FL	4.0	3.0	1846	$3,900	$2.11	18d	1	0.37mi
16550 SW 42nd Ter #16550 Miami, FL	4.0	3.5	2025	$3,750	$1.85	24d	1	0.40mi
15873 SW 43rd St Miami, FL	4.0	2.5	1851	$3,900	$2.11	24d	1	0.41mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	1d	1	0.45mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	16d	1	0.45mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	24d	1	0.54mi
15716 SW 43rd St Miami, FL	4.0	2.0	2039	$3,800	$1.86	24d	1	0.57mi
16479 SW 53rd St Miami, FL	4.0	2.0	1953	$4,500	$2.30	24d	1	0.60mi
5282 SW 164th Pl Miami, FL	4.0	2.0	1865	$3,999	$2.14	24d	1	0.61mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	16d	1	0.66mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	24d	1	0.66mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	11d	1	0.66mi
4128 SW 156th Ct Unit NA Miami, FL	3.0	1.0	1819	$4,000	$2.20	7d	1	0.68mi
4128 SW 156th Ct Miami, FL	3.0	1.0	1819	$4,000	$2.20	24d	1	0.68mi
16568 SW 54th St Miami, FL	4.0	3.0	2280	$4,200	$1.84	24d	1	0.73mi
4671 SW 155th Pl Miami, FL	4.0	3.0	2060	$4,600	$2.23	24d	1	0.77mi
15481 SW 47th Ter Unit 15481 Miami, FL	3.0	3.0	2000	$5,900	$2.95	24d	1	0.84mi
3634 SW 156th Ct Miami, FL	4.0	2.0	2287	$5,200	$2.27	24d	1	0.84mi
3634 SW 156th Ct #3634 Miami, FL	4.0	3.0	2287	$5,200	$2.27	24d	1	0.84mi
15356 SW 42nd Ln Miami, FL	3.0	2.0	1616	$3,650	$2.26	19d	1	0.90mi
4668 SW 153rd Ct Miami, FL	3.0	2.5	1815	$4,000	$2.20	24d	1	0.90mi
15428 SW 50th Ter Miami, FL	3.0	3.0	1895	$4,500	$2.37	21d	1	0.93mi
5776 SW 166th Ct Miami, FL	4.0	3.0	2476	$4,000	$1.62	24d	1	0.95mi
16473 SW 59th Ter Miami, FL	4.0	3.0	2952	$4,200	$1.42	24d	1	0.99mi
5424 SW 154th Pl Unit 5424 Miami, FL	4.0	2.0	2679	$4,000	$1.49	5d	1	1.04mi

HOA detail

• Monthly dues: $97 · $1,164/yr
• Likely covers: security

Listing history 9 events

1. 2026-06-07
   status $650,000 Pending 7 DOM
2. 2026-06-04
   days on market $650,000 Active 7 DOM
3. 2026-06-03
   days on market $650,000 Active 6 DOM
4. 2026-06-02
   days on market $650,000 Active 5 DOM
5. 2026-06-01
   days on market $650,000 Active 4 DOM
6. 2026-05-31
   days on market $650,000 Active 3 DOM
7. 2026-05-29
   status Active
8. 2026-05-28
   listed $650,000 Active
9. 2010-01-26
   soldstatus $288,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,670 · $222/mo
• Projected year-2 tax: $5,395 · $450/mo
• Expected delta: +$2,725/yr (+$227/mo · 102.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $50,803
• − Mortgage interest: −$36,410
• − Property taxes: −$2,670
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,064
• − Management: −$4,064
• − HOA: −$1,164
• − Depreciation: −$18,909
• Taxable loss: −$19,729
• Est. tax savings @ 24.0%: +$4,735
• After-tax cash flow: $-3,119/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Kendall West

• Score: 75/100
• State rank: #255
• US rank: #4028

Category grades

Amenities F Commute B Cost of living C Crime A- Employment B Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,555
• Household income: $114,206
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 396.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 45% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 52% Dominican 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 54% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 82% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.80%
• Current HPI: 572.21
• Rent YoY: ▲ 5.36%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+125.7% since first listed

3 events — show timeline

• 2026-05-29 Relisted — MARMLS
• 2026-05-28 Listed $650,000 MARMLS
• 2010-01-26 Sold (Public Records) $288,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,670 · +25.5% YoY. Source: county tax records.