13953 Kendale Lakes Cir · Kendale Lakes, FL 33183

$285,000

2 bd · 2.0 ba · 1,850 sqft · Condo · 29 Days on market

Built 1973 Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +5.1/10.0
• Cash flow +4.8/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

& acirc; & euro; & cent; Spacious Family Condo in the Heart of Kendall & acirc; & euro; & ldquo; Owner Direct & acirc; & euro; & cent; Rare opportunity to own a beautifully maintained and exceptionally spacious condo in one of Kendall & acirc; & euro; & trade; s most peaceful and family-friendly communities. This warm and welcoming home features oversized living areas, large bedrooms, abundant natural light, and a spacious private balcony perfect for relaxing and enjoying the peaceful surroundings. Features Include: & acirc; & euro; & cent; Very spacious layout & acirc; & euro; & cent; Large private balcony &

Key facts

• Secure building
• Private balcony
• Kendall location

Tags

• PRIVATE BALCONY
• TROPICAL COURTYARD
• RESORT-STYLE POOL
• SECURE BUILDING
• KENDALL LOCATION

Property features AI

Exterior

• Home design: Built in 1973
• Construction: Living area approximately 1,850
• Exterior features: Located in the West End subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#186 in FL, #2,923 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, commute B+; Watch: 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.
• Zoned schools: Bent Tree Elementary School (math 57% / reading 67%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 60% FRL); Howard D. Mcmillan Middle School (math 54% / reading 61%, grade B, #157 of 571 statewide, top 28%, 865 students, 60% FRL); Miami Sunset Senior High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,062 students, 54% FRL).
• Market conditions: Rents soft (-0.1%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,872/mo this rent would consume 49% of the median local household income ($70k/yr) (locally 1416% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 29 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $280,725 (1.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
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 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: 1.01% ✓
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.53
• GRM: 8.3

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: -40.8%
• Equity multiple: -0.23×
• Total profit: $-98,212
• Equity at exit: $42,494

10-year hold

• IRR: —
• Equity multiple: -1.16×
• Total profit: $-172,388
• Equity at exit: $24,642

Cash invested: $79,800 (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 33183

• Rents YoY: -0.1%
• Active inventory: 186
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,872 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA est. from 2 same-building comps: −$994
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-695

Break-even live

Break-even rent $3,751

Max offer price $184,425

Occupancy floor —

Sensitivity live

Price	-10% $-498	-5% $-597	+0% $-695	+5% $-794	+10% $-892
Rent	-10% $-922	-5% $-808	+0% $-695	+5% $-582	+10% $-468
Rate	-1.0pp $-552	-0.5pp $-623	base $-695	+0.5pp $-769	+1.0pp $-844

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6224 SW 139th Ave Miami, FL	3.0	2.5	1308	$3,100	$2.37	26d	1	0.06mi
6350 SW 139th Ave Unit 6350 Miami, FL	3.0	2.0	1308	$2,900	$2.22	26d	1	0.14mi
6350 SW 139th Ct Miami, FL	2.0	2.5	1440	$2,800	$1.94	26d	1	0.16mi
14145 SW Kendale Lakes Cir Miami, FL	2.0	2.5	1440	$2,950	$2.05	1d	1	0.18mi
14145 SW Kendale Lakes Cir Miami, FL	2.0	2.5	1440	$2,850	$1.98	26d	1	0.18mi
6326 SW 139th Ct Unit 6326 Miami, FL	3.0	2.0	1628	$3,000	$1.84	26d	1	0.20mi
14277 Kendale Lakes Cir Miami, FL	3.0	2.5	1934	$2,925	$1.51	1d	1	0.23mi
13953 Kendale Lakes Cir Unit 608B Miami, FL	3.0	2.5	1848	$2,800	$1.52	1d	1	0.25mi
13953 Kendale Lakes Cir Unit 608B Miami, FL	3.0	2.5	1848	$3,000	$1.62	26d	1	0.25mi
14235 SW 57th Ln Miami, FL	3.0	2.5	1300	$2,799	$2.15	26d	1	0.30mi
14205 SW 57th Ln Unit 6-A-6 Miami, FL	3.0	2.5	1300	$2,750	$2.12	24d	1	0.31mi
6653 SW 140th Ave Unit 6653 Miami, FL	3.0	2.5	1592	$3,500	$2.20	1d	1	0.34mi
14245 SW 57th Ln Unit 9-5 Miami, FL	3.0	3.0	1561	$3,250	$2.08	26d	1	0.35mi
13700 SW 62nd St #204 Miami, FL	3.0	2.0	1262	$2,600	$2.06	5d	1	0.36mi
13700 SW 62nd St Miami, FL	3.0	2.0	1262	$2,838	$2.25	26d	3	0.36mi
5801 SW 144th Circle Pl Unit 5801 Miami, FL	3.0	2.0	1337	$3,000	$2.24	7d	1	0.39mi
14272 SW 52nd St Miami, FL	3.0	2.0	2164	$1,250	$0.58	23d	1	0.50mi
13520 SW 64th Ln Unit 13522 Miami, FL	3.0	2.0	1227	$3,200	$2.61	5d	1	0.58mi
5274 SW 145th Ave Unit Na Miami, FL	3.0	2.0	1547	$3,200	$2.07	10d	1	0.62mi
6526 Kendale Lakes Dr #1405 Miami, FL	3.0	3.0	1770	$2,950	$1.67	4d	1	0.67mi
6526 Kendale Lakes Dr Miami, FL	3.0	2.0	1770	$3,150	$1.78	1d	1	0.67mi
13404 SW 62nd St Unit 110L Miami, FL	3.0	2.5	1360	$2,950	$2.17	26d	1	0.68mi
14770 SW 60th St Miami, FL	3.0	2.0	1322	$3,000	$2.27	7d	1	0.70mi
5852 SW 147th Pl Miami, FL	2.0	1.0	1605	$1,800	$1.12	26d	1	0.72mi
13330 SW 59th Ter Miami, FL	3.0	2.0	1258	$2,800	$2.23	1d	1	0.73mi
13330 SW 59th Ter Miami, FL	3.0	2.0	1258	$2,800	$2.23	7d	1	0.73mi
6841 SW 147th Ave Unit 2H Miami, FL	3.0	2.0	1700	$3,000	$1.76	26d	1	0.80mi
6801 SW 147th Ave Unit 2D Miami, FL	3.0	2.0	1700	$2,700	$1.59	5d	1	0.80mi
5931 SW 148th Pl Unit 1 Miami, FL	1.0	1.0	1891	$1,300	$0.69	5d	1	0.84mi
6911 SW 147th Ave Miami, FL	3.0	2.0	1700	$2,600	$1.53	26d	1	0.84mi
5725 SW 132nd Ct Miami, FL	3.0	2.5	1560	$3,250	$2.08	26d	1	0.90mi
5725 SW 132nd Ct Unit 21-5 Miami, FL	3.0	2.5	1560	$3,200	$2.05	1d	1	0.90mi
13780 SW 74th St Miami, FL	3.0	2.0	1273	$3,800	$2.99	26d	1	0.96mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,081	$1.92	10d	1	0.99mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,015	$1.88	5d	1	0.99mi
6140 SW 129th Pl #2007 Miami, FL	3.0	2.5	1355	$2,600	$1.92	17d	1	1.03mi
4530 SW 143rd Pl Miami, FL	3.0	2.0	1346	$3,450	$2.56	5d	1	1.04mi
4530 SW 143rd Pl Miami, FL	3.0	2.0	1346	$3,450	$2.56	16d	1	1.04mi
4526 SW 143rd Ct W Miami, FL	3.0	2.0	1636	$3,100	$1.89	10d	1	1.06mi
4526 SW 143rd Ct W Miami, FL	3.0	2.0	1636	$3,100	$1.89	5d	1	1.06mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-16
   days on market $285,000 Active 29 DOM
2. 2026-06-15
   days on market $285,000 Active 28 DOM
3. 2026-06-13
   days on market $285,000 Active 26 DOM
4. 2026-06-09
   days on market $285,000 Active 22 DOM
5. 2026-06-08
   days on market $285,000 Active 21 DOM
6. 2026-06-08
   days on market $285,000 Active 20 DOM
7. 2026-06-04
   days on market $285,000 Active 17 DOM
8. 2026-06-03
   days on market $285,000 Active 16 DOM
9. 2026-06-02
   days on market $285,000 Active 15 DOM
10. 2026-06-01
    days on market $285,000 Active 14 DOM
11. 2026-05-31
    days on market $285,000 Active 13 DOM
12. 2026-05-25
    historical $3,300
13. 2026-05-19
    listed $285,000 Active
14. 2026-03-14
    listed $3,300

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

Taxation est. · year 1

• Rental income: $34,458
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − HOA: −$11,928
• − Depreciation: −$8,291
• Taxable loss: −$12,938
• Est. tax savings @ 24.0%: +$3,105
• After-tax cash flow: $-5,235/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This well-maintained and spacious condo in Kendall is ready for immediate occupancy and can be enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Lighting — Upgrading lighting can improve the home's ambiance and safety
• Both Window treatments — New window treatments can add style and privacy
• Both Kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Bathroom fixtures — Updated fixtures can enhance the bathroom's functionality and style

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting can improve the home's ambiance and safety ↑
• Both Window treatments — New window treatments can add style and privacy ↑
• Both Kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Bathroom fixtures — Updated fixtures can enhance the bathroom's functionality and style ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Kendale Lakes

• Score: 77/100
• State rank: #186
• US rank: #2923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kendale Lakes, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 33,811
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,527
• Household income: $70,218
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1416.0

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 52% White 13% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 53% Dominican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 63% · Canada, Jamaica
• Languages at home: 15% English-only · Spanish 83% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -331.51%
• Current HPI: 385.8798
• Rent YoY: ▼ -0.10%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-25 Rental Removed $3,300 SHOWMOJO
• 2026-05-19 Listed $285,000 FSBO.com
• 2026-03-14 Listed for Rent $3,300 SHOWMOJO