13781 SW 66th St Unit 231B · Kendale Lakes, FL 33183

$218,995

1 bd · 1.0 ba · 750 sqft · Condo public records · 39 Days on market

Built 1973 $389/mo HOA · 17% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and spacious 1Bed/1Bath corner unit in a prime Miami location! This bright second-floor residence offers over 750 Sq. Ft. of living space with an excellent layout, in-unit washer and dryer, and abundant natural light throughout. Located just steps from the prestigious Miccosukee Golf & Country Club, this unit combines comfort, convenience, and an unbeatable location close to shopping, dining, major highways, and entertainment. Perfect for homeowners or investors!

Key facts

• Natural light
• Corner unit
• Prime miami location

Tags

• CORNER UNIT
• IN UNIT WASHER AND DRYER
• NATURAL LIGHT
• PRIME MIAMI LOCATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $389; Association insurance included; Community clubhouse; Community pool

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Security guard
• Utilities: Standard utilities (water, sewer, power)
• Home design: 2-story building; Attached property; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Fenced yard; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second floor entry; Ceramic tile flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $206k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.6% in Kendale Lakes — 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 (#186 in FL, #2,923 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A-; 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.
• Market conditions: Rents soft (-0.1%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,439 (5.7% 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 39 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 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 8.0

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: 0.24×
• Total profit: $-46,432
• Equity at exit: $32,653

10-year hold

• IRR: -31.4%
• Equity multiple: -0.16×
• Total profit: $-71,014
• Equity at exit: $18,935

Cash invested: $61,319 (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: 185
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$241 /mo · $2,889/yr
• Insurance: −$91
• HOA: −$389
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-71

Break-even live

Break-even rent $2,366

Max offer price $206,439

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $-9	+0% $-71	+5% $-133	+10% $-195
Rent	-10% $-251	-5% $-161	+0% $-71	+5% $19	+10% $109
Rate	-1.0pp $39	-0.5pp $-15	base $-71	+0.5pp $-128	+1.0pp $-186

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: $54,749
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	5d	1	0.03mi
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	6d	1	0.03mi
13701 Kendale Lakes Cir Miami, FL	2.0	2.0	952	$2,200	$2.31	21d	2	0.10mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	6d	1	0.10mi
13701 Kendale Lakes Cir Unit B308 Miami, FL	2.0	2.0	938	$2,300	$2.45	15d	1	0.10mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	21d	1	0.10mi
6211 SW 138th Ct Unit B Miami, FL	2.0	2.5	1064	$2,550	$2.40	25d	1	0.22mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,250	$2.21	4d	3	0.42mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,200	$2.16	3d	3	0.42mi
13120 SW 64th Ter #1504 Miami, FL	2.0	2.0	950	$2,300	$2.42	8d	1	0.64mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	18d	1	0.64mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	11d	1	0.64mi
6795 SW 132nd Ave #203 Miami, FL	2.0	2.0	956	$2,300	$2.41	16d	1	0.65mi
6445 SW 130th Pl #610 Miami, FL	2.0	2.0	950	$2,300	$2.42	25d	1	0.67mi
6400 SW 139th Avenue Rd Unit 103 Miami, FL	2.0	2.5	1000	$2,660	$2.66	25d	1	0.72mi
13335 SW 57th Ter Unit 83 Miami, FL	2.0	1.5	936	$2,500	$2.67	5d	1	0.73mi
12990 SW 63rd Ter #605 Miami, FL	1.0	1.0	711	$1,950	$2.74	25d	1	0.77mi
6205 SW 131st Ct #203 Miami, FL	2.0	2.0	820	$2,300	$2.80	23d	1	0.80mi
7700 SW 137th Ct Unit 7700 Miami, FL	2.0	1.0	900	$2,650	$2.94	23d	1	0.80mi
7700 SW 137th Ct Unit 7700 Miami, FL	2.0	1.0	900	$2,500	$2.78	8d	1	0.80mi
6230 SW 129th Pl #1210 Miami, FL	2.0	2.0	1070	$2,700	$2.52	16d	1	0.81mi
12955 SW 66th Ln Unit 212-2 Miami, FL	2.0	2.0	890	$2,000	$2.25	25d	1	0.81mi
4933 SW 135th Pl Unit 4933 Miami, FL	2.0	1.0	864	$2,500	$2.89	8d	1	0.81mi
12960 SW 66th Ln Unit 14 Miami, FL	2.0	2.0	890	$2,150	$2.42	25d	1	0.81mi
6203 SW 131st Ct #103 Miami, FL	2.0	2.0	820	$2,250	$2.74	6d	1	0.82mi
14057 SW 52nd Ter Unit 14057 Miami, FL	2.0	2.0	1030	$2,900	$2.82	4d	1	0.83mi
6921 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,050	$2.52	25d	1	0.91mi
6911 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,100	$2.59	25d	1	0.92mi
7121 SW 129th Ave #8 Miami, FL	2.0	2.0	810	$2,200	$2.72	25d	1	0.95mi
7011 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,175	$2.68	21d	1	0.97mi
13931 SW 49th Circle Ter Miami, FL	1.0	1.0	1061	$1,200	$1.13	25d	1	1.03mi
12736 SW 66th Terrace Dr Unit 12736 Miami, FL	2.0	1.0	1025	$2,450	$2.39	25d	1	1.07mi
8400 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,300	$2.29	3d	2	1.15mi
8500 SW 133rd Avenue Rd Miami, FL	1.0–3.0	1.5–2.0	872	$1,800	$2.06	25d	3	1.19mi
8309 SW 142nd Ave Unit G203 Miami, FL	1.0	1.0	665	$1,850	$2.78	8d	1	1.21mi
8309 SW 142nd Ave Unit G203 Miami, FL	1.0	1.0	665	$1,900	$2.86	21d	1	1.21mi
8307 SW 142nd Ave Miami, FL	1.0	1.0	703	$1,890	$2.69	25d	2	1.21mi
8307 SW 142nd Ave Miami, FL	1.0	1.0	703	$1,948	$2.77	3d	2	1.21mi
8420 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,200	$2.19	4d	2	1.22mi
8420 SW 133rd Avenue Rd Miami, FL	1.0–3.0	1.5–2.0	872	$1,750	$2.01	21d	2	1.22mi

HOA detail condo

• Monthly dues: $389 · $4,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $218,995 Active 39 DOM
2. 2026-06-18
   days on market $218,995 Active 36 DOM
3. 2026-06-17
   days on market $218,995 Active 35 DOM
4. 2026-06-16
   days on market $218,995 Active 34 DOM
5. 2026-06-15
   days on market $218,995 Active 33 DOM
6. 2026-06-13
   days on market $218,995 Active 31 DOM
7. 2026-06-09
   days on market $218,995 Active 27 DOM
8. 2026-06-08
   days on market $218,995 Active 26 DOM
9. 2026-06-07
   days on market $218,995 Active 25 DOM
10. 2026-06-04
    days on market $218,995 Active 22 DOM
11. 2026-06-03
    days on market $218,995 Active 21 DOM
12. 2026-06-02
    days on market $218,995 Active 20 DOM
13. 2026-06-01
    days on market $218,995 Active 19 DOM
14. 2026-05-31
    pricedays on market $218,995 Active 18 DOM
15. 2026-05-21
    price $223,900
16. 2026-05-13
    listed $234,900 Active
17. 2021-10-27
    soldstatus $162,000
18. 2005-03-11
    soldstatus $125,000

ⓘ 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: $2,889 · $241/mo
• Projected year-2 tax: $2,889 · $241/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 31 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: $27,316
• − Mortgage interest: −$12,267
• − Property taxes: −$2,889
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$4,668
• − Depreciation: −$6,371
• Taxable loss: −$4,344
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $190/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 — 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

+79.1% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $223,900 MARMLS
• 2026-05-13 Listed $234,900 MARMLS
• 2021-10-27 Sold (Public Records) $162,000 Public Records
• 2005-03-11 Sold (Public Records) $125,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $2,889 · +7.6% YoY. Source: county tax records.