5700 SW 127th Ave #1208 · Kendale Lakes, FL 33183

$254,900

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 69 Days on market

Built 1981 $598/mo HOA · 24% 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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS AND BRIGHT UNIT WITH THE POTENTIAL TO MAKE IT YOUR OWN! UNIT OFFERS A VERY SPACIOUS INTERIOR WITH A FOYER ENTRANCE, LARGE MASTER BEDROOM WITH ON-SUITE BATH and WALK-IN CLOSET * LARGE LIVING/DINNING ADJACENT TO EAT IN KITCHEN AND LARGE DOUBLE BALCONY WITH SLIDERS PROTECTED BY ACCORDION SHUTTERS * UNIT MAY IS INVESTOR FRIENDLY AND MAY BE RENTED IMMEDIATELY AFTER CLOSING * * ENJOY THE CONVENIENCE OF HAVING 2 ASSIGNED PARKING SPOTS, LOBBY ENTRANCE, NEW ELEVATORS AND HALLWAYS TO PROTECT YOU FROM THE FLORIDA RAIN AND HEAT * THE BUILDING IS EXTREMELY CLEAN AND SECURE AND IS NESTLED IN A PRIVATE GATED COMMUNITY THAT OFFERS A 24/7 MANNED GUARDED SECURITY ENTRANCE * AMENITIES INCLUDE POOL

Key facts

• Gated community
• Large lobby
• Rare foyer entrance

Tags

• RARE FOYER ENTRANCE
• LARGE DOUBLE BALCONY
• GATED COMMUNITY
• 24 7 GUARD ENTRANCE
• LARGE LOBBY
• NEW ELEVATORS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include pool, storage, tennis courts, and elevators; HOA covers common areas, structural maintenance, parking, pools, sewer, security, trash, and water

Exterior

• Parking: Assigned parking; Guest parking; Two or more spaces available
• Security: Complex is fenced; Security guard
• Utilities: Public water; Public sewer; Electric service; Has cooling; Has heating
• Home design: Attached property; 4-story building; Entry located on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch; Fence; Storm/security shutters; Association pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Second-floor entry; Entrance foyer; Elevator; French doors/atrium doors; Walk-in closets
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (0.4% below list).
• Recommended offer: $239k (6.3% 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); 183 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 43% 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 $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 69 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $255k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,828 (6.3% 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 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 8.4

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-54,298
• Equity at exit: $38,006

10-year hold

• IRR: -30.8%
• Equity multiple: -0.16×
• Total profit: $-82,515
• Equity at exit: $22,039

Cash invested: $71,372 (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: 183
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$106
• HOA: −$598
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-91

Break-even live

Break-even rent $2,655

Max offer price $238,828

Occupancy floor 99%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5700 SW 127th Ave #1407 Miami, FL	2.0	2.0	1170	$2,200	$1.88	2d	1	0.02mi
5700 SW 127th Ave #1407 Miami, FL	2.0	2.0	1170	$2,200	$1.88	16d	1	0.02mi
5800 SW 127th Ave Miami, FL	2.0	2.0	1170	$2,375	$2.03	4d	3	0.05mi
5900 SW 127th Ave Miami, FL	2.0	2.0	1170	$2,475	$2.12	24d	2	0.11mi
12775 SW 59th St Miami, FL	3.0	2.0	1411	$3,700	$2.62	17d	1	0.21mi
12775 SW 59th St Miami, FL	3.0	2.0	1411	$3,700	$2.62	24d	1	0.21mi
6203 SW 131st Ct #103 Miami, FL	2.0	2.0	820	$2,250	$2.74	5d	1	0.39mi
6205 SW 131st Ct #203 Miami, FL	2.0	2.0	820	$2,300	$2.80	21d	1	0.41mi
6230 SW 129th Pl #1210 Miami, FL	2.0	2.0	1070	$2,700	$2.52	14d	1	0.45mi
6140 SW 129th Pl #2007 Miami, FL	3.0	2.5	1355	$2,600	$1.92	14d	1	0.45mi
13220 SW 58th Ter Unit 16-1 Miami, FL	3.0	2.5	1190	$2,800	$2.35	24d	1	0.49mi
13007 SW 50th Ln Miami, FL	3.0	1.0	1015	$2,800	$2.76	24d	1	0.49mi
12990 SW 63rd Ter #605 Miami, FL	1.0	1.0	711	$1,950	$2.74	24d	1	0.50mi
12705 SW 66th Terrace Dr Unit 12705 Miami, FL	3.0	2.5	1472	$3,100	$2.11	24d	1	0.53mi
12736 SW 66th Terrace Dr Unit 12736 Miami, FL	2.0	1.0	1025	$2,450	$2.39	24d	1	0.55mi
12955 SW 66th Ln Unit 203-2 Miami, FL	3.0	2.0	1030	$2,800	$2.72	17d	1	0.57mi
12955 SW 66th Ln Unit 212-2 Miami, FL	2.0	2.0	890	$2,000	$2.25	24d	1	0.57mi
6445 SW 130th Pl #610 Miami, FL	2.0	2.0	950	$2,300	$2.42	24d	1	0.58mi
12960 SW 66th Ln Unit 14 Miami, FL	2.0	2.0	890	$2,150	$2.42	24d	1	0.58mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	16d	1	0.59mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	10d	1	0.59mi
13330 SW 59th Ter Miami, FL	3.0	2.0	1258	$2,800	$2.23	4d	1	0.61mi
13335 SW 57th Ter Unit 83 Miami, FL	2.0	1.5	936	$2,500	$2.67	3d	1	0.62mi
13120 SW 64th Ter #1504 Miami, FL	2.0	2.0	950	$2,300	$2.42	7d	1	0.64mi
13045 SW 68th St #102 Miami, FL	2.0	2.0	1180	$2,200	$1.86	24d	1	0.66mi
6795 SW 132nd Ave #203 Miami, FL	2.0	2.0	956	$2,300	$2.41	15d	1	0.68mi
13404 SW 62nd St Unit 110L Miami, FL	3.0	2.5	1360	$2,950	$2.17	24d	1	0.71mi
6834 SW 128th Pl Unit 6834 Miami, FL	3.0	2.5	1472	$3,100	$2.11	13d	1	0.76mi
6911 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,100	$2.59	24d	1	0.78mi
13495 SW 62nd St Miami, FL	3.0	2.0	1150	$3,100	$2.70	24d	1	0.78mi
13466 SW 62nd St Unit 101B Miami, FL	2.0	2.5	1160	$2,600	$2.24	7d	1	0.79mi
6921 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,050	$2.52	24d	1	0.79mi
7011 SW 129th Ave #5 Miami, FL	2.0	2.0	812	$2,175	$2.68	20d	1	0.84mi
4933 SW 135th Pl Unit 4933 Miami, FL	2.0	1.0	864	$2,500	$2.89	7d	1	0.85mi
13561 SW 62nd St #169 Miami, FL	3.0	2.0	1150	$2,750	$2.39	24d	1	0.86mi
7121 SW 129th Ave #8 Miami, FL	2.0	2.0	810	$2,200	$2.72	24d	1	0.91mi
12704 SW 71st Ter Miami, FL	3.0	2.0	1183	$2,900	$2.45	7d	1	0.92mi
13311 SW 46th St Miami, FL	3.0	2.0	1357	$3,200	$2.36	24d	1	0.92mi
13520 SW 64th Ln Unit 13522 Miami, FL	3.0	2.0	1227	$3,200	$2.61	2d	1	0.93mi
4306 SW 131st Ave Miami, FL	3.0	1.0	1015	$2,700	$2.66	19d	1	1.03mi

HOA detail condo

• Monthly dues: $598 · $7,176/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-17
   days on market $254,900 Active 69 DOM
2. 2026-06-16
   days on market $254,900 Active 68 DOM
3. 2026-06-15
   days on market $254,900 Active 67 DOM
4. 2026-06-13
   days on market $254,900 Active 65 DOM
5. 2026-06-09
   days on market $254,900 Active 61 DOM
6. 2026-06-08
   days on market $254,900 Active 60 DOM
7. 2026-06-07
   days on market $254,900 Active 59 DOM
8. 2026-06-04
   days on market $254,900 Active 56 DOM
9. 2026-06-03
   days on market $254,900 Active 55 DOM
10. 2026-06-02
    days on market $254,900 Active 54 DOM
11. 2026-06-01
    days on market $254,900 Active 53 DOM
12. 2026-05-31
    days on market $254,900 Active 52 DOM
13. 2026-05-13
    price $254,900
14. 2026-04-08
    listed $265,000 Active
15. 1983-11-01
    soldstatus $61,900

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,437/yr (+$120/mo · 211.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $30,478
• − Mortgage interest: −$14,278
• − Property taxes: −$679
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$7,176
• − Depreciation: −$7,415
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $161/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

+311.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $254,900 MARMLS
• 2026-04-08 Listed $265,000 MARMLS
• 1983-11-01 Sold (Public Records) $61,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $679 · +4.8% YoY. Source: county tax records.