15202 SW 46th Ln Unit C-75 · Kendall West, FL 33185

$444,900

3 bd · 2.0 ba · 1,560 sqft · Townhouse public records · 101 Days on market

Built 1984 Est $557k · 20% under $515/mo HOA · 14% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

LOVELY 3/2/1 TOWN HOME WITH LOFT, FEATURING 1 BEDROOM AND 1 FULL BATH ON FIRST FLOOR. NEW A/C, ROOF, DISHWASHER, TOILETS AND ACCORDION HURRICANE SHUTTERS. BEDROOM WITH WET BAR ON FIRST FLOOR WHICH CAN BE USED AS BEDROOM/DEN. LARGE TILED SCREEN PATIO. KITC HEN HAS RECESS LIGHTS, WOOD, BERBER CARPET ON SECOND FLOOR. MASTER HAS A BALCONY LOFT ON SECOND FLOOR WITH BUILT IN ENTERTAINMENT CENTER. EASY ACCESS TO MAJOR ROADS, SHOPPING AND BUSES. MRS CLEAN LIVES HERE!JUST BRING YOUR TOOTHBRUSH. NOT A SHORT SALE/REO

Key facts

• Screened patio
• Fenced patio
• Clubhouse

Tags

• TWO STORY TOWNHOUSE
• EAT IN KITCHEN
• SCREENED PATIO
• FENCED PATIO
• ACCORDION SHUTTERS
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes amenities, common area maintenance, grounds maintenance, structure maintenance, pool(s) and recreation facilities; Community amenities include pool and tennis court(s)

Exterior

• Parking: One parking space
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry level 1
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open patio; Patio; Storm/security shutters; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Pantry; Walk-in closet(s); Bedroom on main level; Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $445k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (16.0% below list).
• Recommended offer: $340k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.6% in Kendall West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $7k of equity ($3k loan paydown + $4k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $154k; list at $445k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $339,650 (23.7% 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 101 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $556,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4613 SW 143rd Pl #1	0.70mi	3/2.0	1,346 (-14%)	20mo	$480,000	$357	28

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: -3.9%
• Equity multiple: 0.80×
• Total profit: $-24,539
• Equity at exit: $147,268

10-year hold

• IRR: 3.1%
• Equity multiple: 1.39×
• Total profit: $48,523
• Equity at exit: $192,188

Cash invested: $124,572 (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: 134
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,735 high
• Mortgage (P&I): −$2,333
• Tax from tax record: −$513 /mo · $6,155/yr
• Insurance: −$185
• HOA: −$515
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-596

Break-even live

Break-even rent $4,489

Max offer price $339,650

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-470	+0% $-596	+5% $-722	+10% $-848
Rent	-10% $-891	-5% $-743	+0% $-596	+5% $-448	+10% $-301
Rate	-1.0pp $-372	-0.5pp $-483	base $-596	+0.5pp $-711	+1.0pp $-828

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: $111,225
• Closing costs: $13,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14980 SW 48th Ter Unit 28F Miami, FL	3.0	2.0	1070	$3,200	$2.99	3d	1	0.18mi
14980 SW 48th Ter Unit 28F Miami, FL	3.0	2.0	1070	$3,200	$2.99	5d	1	0.18mi
4885 SW 152nd Pl Unit D95 Miami, FL	2.0	2.0	1100	$2,800	$2.55	23d	1	0.21mi
4668 SW 153rd Ct Miami, FL	3.0	2.5	1815	$4,000	$2.20	25d	1	0.23mi
4840 SW 149th Ct Unit 16F Miami, FL	3.0	2.0	1070	$3,000	$2.80	25d	1	0.24mi
4840 SW 149th Ct Unit 16F Miami, FL	3.0	2.0	1070	$3,000	$2.80	13d	1	0.24mi
15481 SW 47th Ter Unit 15481 Miami, FL	3.0	3.0	2000	$5,900	$2.95	25d	1	0.34mi
15356 SW 42nd Ln Miami, FL	3.0	2.0	1616	$3,650	$2.26	20d	1	0.35mi
4671 SW 155th Pl Miami, FL	4.0	3.0	2060	$4,600	$2.23	25d	1	0.38mi
4534 SW 147th Ct Miami, FL	3.0	2.0	1504	$3,800	$2.53	25d	1	0.42mi
15428 SW 50th Ter Miami, FL	3.0	3.0	1895	$4,500	$2.37	23d	1	0.47mi
14958 SW 41st Ln Unit 14958 Miami, FL	3.0	3.0	1740	$3,400	$1.95	8d	1	0.52mi
14958 SW 41st Ln Unit 14958 Miami, FL	3.0	3.0	1740	$3,400	$1.95	20d	1	0.52mi
14956 SW 39th St Miami, FL	3.0	2.0	1604	$3,500	$2.18	8d	1	0.60mi
14956 SW 39th St Miami, FL	3.0	2.0	1604	$3,500	$2.18	25d	1	0.60mi
15716 SW 43rd St Miami, FL	4.0	2.0	2039	$3,800	$1.86	25d	1	0.63mi
4530 SW 143rd Pl Miami, FL	3.0	2.0	1346	$3,450	$2.56	3d	1	0.63mi
4530 SW 143rd Pl Miami, FL	3.0	2.0	1346	$3,450	$2.56	14d	1	0.63mi
3855 SW 153rd Ct Miami, FL	2.0	2.5	1220	$2,500	$2.05	25d	1	0.65mi
4533 SW 143rd Pl Miami, FL	3.0	2.0	1148	$3,250	$2.83	25d	1	0.66mi
3773 SW 153rd Ct #3773 Miami, FL	3.0	2.5	1220	$3,300	$2.70	3d	1	0.70mi
4128 SW 156th Ct Unit NA Miami, FL	3.0	1.0	1819	$4,000	$2.20	8d	1	0.71mi
4128 SW 156th Ct Miami, FL	3.0	1.0	1819	$4,000	$2.20	25d	1	0.71mi
4526 SW 143rd Ct W Miami, FL	3.0	2.0	1636	$3,100	$1.89	4d	1	0.71mi
4526 SW 143rd Ct W Miami, FL	3.0	2.0	1636	$3,100	$1.89	8d	1	0.71mi
3810 SW 153rd Pl Miami, FL	3.0	2.5	1255	$2,950	$2.35	23d	1	0.72mi
15241 SW 37th Ter Miami, FL	2.0	2.5	1345	$3,000	$2.23	25d	1	0.73mi
3748 SW 153rd Pl Unit West Miami, FL	3.0	2.5	1220	$3,100	$2.54	25d	1	0.77mi
5274 SW 145th Ave Unit Na Miami, FL	3.0	2.0	1547	$3,200	$2.07	8d	1	0.77mi
15873 SW 43rd St Miami, FL	4.0	2.5	1851	$3,900	$2.11	25d	1	0.80mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	25d	1	0.81mi
5852 SW 147th Pl Miami, FL	2.0	1.0	1605	$1,800	$1.12	25d	1	0.84mi
3482 SW 152nd Pl Miami, FL	3.0	2.0	1812	$4,500	$2.48	25d	1	0.87mi
14770 SW 60th St Miami, FL	3.0	2.0	1322	$3,000	$2.27	5d	1	0.93mi
15345 SW 63rd Ter Miami, FL	4.0	2.5	2020	$3,900	$1.93	25d	1	0.94mi
15084 SW 62nd St Unit 15084 Miami, FL	3.0	2.0	1621	$3,400	$2.10	17d	1	0.95mi
14272 SW 52nd St Miami, FL	3.0	2.0	2164	$1,250	$0.58	21d	1	0.95mi
5801 SW 144th Circle Pl Unit 5801 Miami, FL	3.0	2.0	1337	$3,000	$2.24	6d	1	1.00mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,081	$1.92	8d	1	1.02mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,015	$1.88	3d	1	1.02mi

HOA detail

• Monthly dues: $515 · $6,180/yr

Listing history 22 events

1. 2026-06-21
   days on market $444,900 Active 101 DOM
2. 2026-06-18
   days on market $444,900 Active 98 DOM
3. 2026-06-17
   days on market $444,900 Active 97 DOM
4. 2026-06-16
   days on market $444,900 Active 96 DOM
5. 2026-06-15
   days on market $444,900 Active 95 DOM
6. 2026-06-13
   days on market $444,900 Active 93 DOM
7. 2026-06-09
   days on market $444,900 Active 89 DOM
8. 2026-06-08
   days on market $444,900 Active 88 DOM
9. 2026-06-07
   days on market $444,900 Active 87 DOM
10. 2026-06-04
    days on market $444,900 Active 84 DOM
11. 2026-06-03
    days on market $444,900 Active 83 DOM
12. 2026-06-02
    days on market $444,900 Active 82 DOM
13. 2026-06-01
    days on market $444,900 Active 81 DOM
14. 2026-05-31
    days on market $444,900 Active 80 DOM
15. 2026-05-19
    price $444,900
16. 2026-04-28
    price $449,900
17. 2026-03-12
    listed $459,900 Active
18. 2011-10-26
    soldstatus $154,000
19. 2011-10-24
    soldstatus $154,000 512-char remark

    Show marketing remark (512 chars)

    LOVELY 3/2/1 TOWN HOME WITH LOFT, FEATURING 1 BEDROOM AND 1 FULL BATH ON FIRST FLOOR. NEW A/C, ROOF, DISHWASHER, TOILETS AND ACCORDION HURRICANE SHUTTERS. BEDROOM WITH WET BAR ON FIRST FLOOR WHICH CAN BE USED AS BEDROOM/DEN. LARGE TILED SCREEN PATIO. KITC HEN HAS RECESS LIGHTS, WOOD, BERBER CARPET ON SECOND FLOOR. MASTER HAS A BALCONY LOFT ON SECOND FLOOR WITH BUILT IN ENTERTAINMENT CENTER. EASY ACCESS TO MAJOR ROADS, SHOPPING AND BUSES. MRS CLEAN LIVES HERE!JUST BRING YOUR TOOTHBRUSH. NOT A SHORT SALE/REO

20. 1997-05-23
    soldstatus $97,000
21. 1994-12-19
    soldstatus $95,100
22. 1990-11-01
    soldstatus $85,000

ⓘ 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: $6,155 · $513/mo
• Projected year-2 tax: $6,155 · $513/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $44,819
• − Mortgage interest: −$24,921
• − Property taxes: −$6,155
• − Insurance: −$2,224
• − Repairs & maintenance: −$3,586
• − Management: −$3,586
• − HOA: −$6,180
• − Depreciation: −$12,943
• Taxable loss: −$14,775
• Est. tax savings @ 24.0%: +$3,546
• After-tax cash flow: $-3,604/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

• Census place: Kendall West, FL
• 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

+423.4% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $444,900 MARMLS
• 2026-04-28 Price Changed $449,900 MARMLS
• 2026-03-12 Listed $459,900 MARMLS
• 2011-10-26 Sold (Public Records) $154,000 Public Records
• 2011-10-24 Sold (MLS) $154,000 MARMLS
• 1997-05-23 Sold (Public Records) $97,000 Public Records
• 1994-12-19 Sold (Public Records) $95,100 Public Records
• 1990-11-01 Sold (Public Records) $85,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $6,155 · +2.8% YoY. Source: county tax records.