9001 SW 77th Ave Unit C402 · Kendall, FL 33156

$275,000

3 bd · 2.0 ba · 1,205 sqft · Condo public records · 72 Days on market

Built 1971 $580/mo HOA · 19% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Largest & Best Priced 3 bedroom 2 bathroom condo. Very large bedrooms in the corner of the building with lots of natural light. Building is freshly painted and all windows are impact. Property needs TLC but its the best price unit for the size in the entire community. Very easy to show. Call to schedule your tour today.

Key facts

• $580 HOA
• 2 parking spots
• Built 1971

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, laundry, and grounds maintenance; Elevator(s) in building

Exterior

• Parking: Assigned parking; At least one space; building offers two or more spaces
• Security: Fire alarm; Phone entry
• Utilities: Has cooling (central air); Has heating (central)
• Home design: Condo unit in a 10-story building; Entry on level 4; Attached property
• Construction: Block construction; Resale property
• Exterior features: Barbecue

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Ceramic tile flooring
• Laundry & utility: Washer; Dryer; Laundry service included in association

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-78 ($-938/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (5.0% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.8% in Kendall — 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 77/100 on livability (#190 in FL, #3,010 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living 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 soft (-0.3%/yr); 375 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.25×
• Total profit: $-58,100
• Equity at exit: $41,003

10-year hold

• IRR: -32.8%
• Equity multiple: -0.17×
• Total profit: $-89,997
• Equity at exit: $23,777

Cash invested: $77,000 (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 33156

• Rents YoY: -0.3%
• Active inventory: 375
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,061 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$360 /mo · $4,315/yr
• Insurance: −$115
• HOA: −$580
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-78

Break-even live

Break-even rent $3,160

Max offer price $261,185

Occupancy floor 98%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9143 SW 77th Ave Unit B109 Miami, FL	3.0	2.0	1205	$2,395	$1.99	24d	1	0.02mi
9001 SW 77th Ave Unit C202 Miami, FL	3.0	2.0	1205	$2,600	$2.16	2d	1	0.03mi
9001 SW 77th Ave Unit C702 Miami, FL	3.0	2.0	1205	$2,800	$2.32	24d	1	0.03mi
9001 SW 77th Ave Unit C803 Miami, FL	3.0	2.0	1230	$2,400	$1.95	24d	1	0.03mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$2,400	$2.63	3d	2	0.05mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$2,400	$2.63	1d	2	0.05mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$2,400	$2.63	8d	3	0.05mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$2,400	$2.63	24d	3	0.05mi
9125 SW 77th Ave #501 Miami, FL	2.0	2.0	990	$2,180	$2.20	24d	1	0.06mi
9125 SW 77th Ave #501 Miami, FL	2.0	2.0	990	$2,150	$2.17	4d	1	0.06mi
9350 SW 77th Ave Unit G8 Miami, FL	3.0	2.0	1262	$2,475	$1.96	24d	1	0.16mi
9357 SW 77th Ave Miami, FL	1.0–3.0	1.0–2.5	1044	$3,813	$3.65	1d	26	0.16mi
9394 SW 77th Ave Unit F4 Miami, FL	2.0	2.0	1092	$2,500	$2.29	21d	1	0.17mi
9066 SW 73rd Ct Miami, FL	3.0	2.0	1350	$3,700	$2.74	21d	1	0.22mi
9066 SW 73rd Ct #1409 Miami, FL	2.0	2.0	1467	$3,100	$2.11	8d	1	0.23mi
9066 SW 73rd Ct #501 Miami, FL	2.0	2.5	1187	$3,450	$2.91	24d	1	0.23mi
9066 SW 73rd Ct #907 Miami, FL	2.0	2.0	1150	$3,000	$2.61	15d	1	0.23mi
9066 SW 73rd Ct #907 Miami, FL	2.0	2.0	1150	$3,000	$2.61	3d	1	0.23mi
9066 SW 73rd Ct #1808 Miami, FL	2.0	2.0	1150	$3,100	$2.70	24d	1	0.23mi
9066 SW 73rd Ct #1409 Miami, FL	2.0	2.0	1467	$3,100	$2.11	15d	1	0.23mi
7350 SW 89th St Unit 1410S Miami, FL	2.0	2.0	1155	$3,500	$3.03	4d	1	0.24mi
7350 SW 89th St Unit 1602S Miami, FL	2.0	2.0	1155	$3,750	$3.25	17d	1	0.24mi
7350 SW 89th St Unit 1506S Miami, FL	2.0	2.0	1286	$3,200	$2.49	24d	1	0.24mi
7350 SW 89th St Unit 1707S Miami, FL	2.0	2.0	1286	$3,600	$2.80	24d	1	0.24mi
7350 SW 89th St Unit 1410S Miami, FL	2.0	2.0	1155	$3,500	$3.03	3d	1	0.24mi
9055 SW 73rd Ct #1008 Miami, FL	2.0	2.0	1150	$3,500	$3.04	22d	1	0.24mi
9055 SW 73rd Ct #1710 Miami, FL	2.0	2.0	1467	$3,450	$2.35	22d	1	0.24mi
9055 SW 73rd Ct #1008 Miami, FL	2.0	2.0	1150	$3,500	$3.04	3d	1	0.24mi
9055 SW 73rd Ct #1506 Miami, FL	2.0	2.0	1350	$3,495	$2.59	8d	1	0.24mi
9055 SW 73rd Ct #1709 Miami, FL	3.0	2.0	1467	$3,700	$2.52	22d	1	0.24mi
9055 SW 73rd Ct #1506 Miami, FL	2.0	2.0	1350	$3,495	$2.59	22d	1	0.24mi
7737 SW 88th St Unit C312 Miami, FL	2.0	1.0	980	$2,300	$2.35	24d	1	0.27mi
7733 SW 94th Ln Miami, FL	3.0	2.0	1368	$3,500	$2.56	24d	1	0.27mi
7733 SW 94th Ln Miami, FL	3.0	2.0	1368	$3,600	$2.63	14d	1	0.27mi
9611 SW 77th Ave Unit 306A Miami, FL	2.0	2.0	998	$2,350	$2.35	5d	1	0.30mi
9611 SW 77th Ave Unit 306A Miami, FL	2.0	2.0	998	$2,350	$2.35	15d	1	0.30mi
9611 SW 77th Ave Miami, FL	2.0	2.0	998	$2,500	$2.51	22d	2	0.30mi
9611 SW 77th Ave Unit 206A Miami, FL	2.0	2.0	998	$2,350	$2.35	5d	1	0.30mi
7280 SW 90th St Miami, FL	2.0	2.0	1022	$2,825	$2.76	15d	2	0.31mi
7290 SW 90th St Kendall, FL	1.0–2.0	1.0–2.0	896	$2,850	$3.18	18d	3	0.31mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $275,000 Active 72 DOM
2. 2026-06-17
   days on market $275,000 Active 71 DOM
3. 2026-06-16
   days on market $275,000 Active 70 DOM
4. 2026-06-15
   days on market $275,000 Active 69 DOM
5. 2026-06-13
   days on market $275,000 Active 67 DOM
6. 2026-06-09
   days on market $275,000 Active 63 DOM
7. 2026-06-08
   days on market $275,000 Active 62 DOM
8. 2026-06-07
   days on market $275,000 Active 61 DOM
9. 2026-06-04
   days on market $275,000 Active 58 DOM
10. 2026-06-03
    days on market $275,000 Active 57 DOM
11. 2026-06-02
    days on market $275,000 Active 56 DOM
12. 2026-06-01
    days on market $275,000 Active 55 DOM
13. 2026-05-31
    days on market $275,000 Active 54 DOM
14. 2026-04-07
    listed $275,000 Active
15. 2025-09-06
    historical
16. 2025-06-13
    status Active
17. 2025-06-13
    price $275,000
18. 2025-05-06
    historical
19. 2025-05-03
    listed $355,000 Active
20. 2022-02-16
    soldstatus $4,464,000
21. 2011-09-29
    soldstatus $1,155,000

ⓘ 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: $4,315 · $360/mo
• Projected year-2 tax: $4,315 · $360/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,730
• − Mortgage interest: −$15,404
• − Property taxes: −$4,315
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,938
• − Management: −$2,938
• − HOA: −$6,960
• − Depreciation: −$8,000
• Taxable loss: −$5,201
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $310/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

• Score: 77/100
• State rank: #190
• US rank: #3010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kendall, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 52,190
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,628
• Household income: $137,076
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 985.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 36% White 36% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 27% Dominican 2% Salvadoran 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 38% English-only · Spanish 51% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -791.36%
• Current HPI: 477.6861
• Rent YoY: ▼ -0.26%
• 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

-76.2% since first listed

8 events — show timeline

• 2026-04-07 Listed $275,000 MARMLS
• 2025-09-06 Listing Removed — MARMLS
• 2025-06-13 Relisted — MARMLS
• 2025-06-13 Price Changed $275,000 MARMLS
• 2025-05-06 Listing Removed — MARMLS
• 2025-05-03 Listed $355,000 MARMLS
• 2022-02-16 Sold (Public Records) $4,464,000 Public Records
• 2011-09-29 Sold (Public Records) $1,155,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $4,315 · +4.9% YoY. Source: county tax records.