13870 SW 62nd St #208 · Kendale Lakes, FL 33183

$299,900

2 bd · 2.0 ba · 1,210 sqft · Condo public records · 53 Days on market

Built 1982 $336/mo HOA · 13% 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming condo in Miami, located in the highly desirable Kendall Lakes area. This spacious condo 2nd Floor unit on 4-story, home features bright living areas with abundant natural light, creating a warm and inviting atmosphere throughout. The well-appointed kitchen with modern appliances and ample storage, making it both functional and comfortable for everyday living. The layout provides generously sized bedrooms and well-distributed living space. Enjoy your own private balcony for unwinding and hosting guests. This home is a balance of comfort, space, and convenience. Situated in a well-maintained community with desirable amenities, this property provides convenient access

Key facts

• Golf
• Private patio
• Dining

Tags

• PRIVATE PATIO
• WELL-MAINTAINED COMMUNITY
• FITNESS CLUB
• GOLF
• DINING

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $336; Association covers common areas, structural maintenance, roof, trash and water; Association amenities include pool

Exterior

• Parking: Two or more parking spaces
• Security: Security system
• Utilities: Has heating and cooling (central)
• Home design: Attached property; 4-story building; Entry on level 2; Effective year built
• Construction: Block construction
• Exterior features: Fence; Association pool

Interior

• Kitchen: Electric range; Self-cleaning oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedroom (10 x 12); Bedroom (11 x 15)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Walk-in closet(s); Elevator
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-78 ($-942/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (12.3% below list).
• Recommended offer: $263k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 24d 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 45% 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 $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 53 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,994 (12.3% 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 53 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.5

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-61,212
• Equity at exit: $44,716

10-year hold

• IRR: -25.4%
• Equity multiple: -0.06×
• Total profit: $-89,154
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$125
• HOA: −$336
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-78

Break-even live

Break-even rent $2,729

Max offer price $286,035

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13884 SW 64th St Miami, FL	2.0	2.5	1200	$2,800	$2.33	24d	1	0.08mi
13850 SW 62nd St #109 Miami, FL	2.0	2.0	1210	$2,500	$2.07	24d	1	0.10mi
6350 SW 139th Ave Unit 6350 Miami, FL	3.0	2.0	1308	$2,900	$2.22	24d	1	0.12mi
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	4d	1	0.15mi
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	5d	1	0.15mi
6350 SW 139th Ct Miami, FL	2.0	2.5	1440	$2,800	$1.94	24d	1	0.17mi
6224 SW 139th Ave Miami, FL	3.0	2.5	1308	$3,100	$2.37	24d	1	0.19mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	5d	1	0.21mi
13701 Kendale Lakes Cir Unit B308 Miami, FL	2.0	2.0	938	$2,300	$2.45	13d	1	0.21mi
13701 Kendale Lakes Cir Miami, FL	2.0	2.0	952	$2,200	$2.31	20d	2	0.21mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	20d	1	0.21mi
6211 SW 138th Ct Unit B Miami, FL	2.0	2.5	1064	$2,550	$2.40	24d	1	0.22mi
13715 Kendale Lakes Cir Unit A211 Miami, FL	3.0	2.0	1167	$2,600	$2.23	24d	1	0.23mi
13700 SW 62nd St Miami, FL	3.0	2.0	1262	$2,838	$2.25	24d	3	0.23mi
13700 SW 62nd St #204 Miami, FL	3.0	2.0	1262	$2,600	$2.06	2d	1	0.23mi
6631 SW 137th Ct Unit 5C Miami, FL	3.0	2.0	1000	$2,700	$2.70	5d	1	0.27mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,250	$2.21	2d	3	0.29mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,200	$2.16	1d	3	0.29mi
14145 SW Kendale Lakes Cir Miami, FL	2.0	2.5	1440	$2,850	$1.98	24d	1	0.29mi
6661 SW 137th Ct Unit 8D Miami, FL	3.0	2.0	1200	$2,800	$2.33	24d	1	0.30mi
13932 Kendale Lakes Dr #13932 Miami, FL	3.0	2.0	1109	$3,100	$2.80	24d	1	0.34mi
6225 SW Kendale Lakes Cir #263 Miami, FL	3.0	2.5	1220	$2,695	$2.21	7d	1	0.34mi
6225 SW Kendale Lakes Cir #258 Miami, FL	3.0	2.5	1220	$2,400	$1.97	21d	1	0.34mi
3731 SW 58th Ter Miami, FL	3.0	1.0	1218	$2,500	$2.05	24d	1	0.34mi
6235 SW Kendale Lakes Cir Miami, FL	3.0	2.5	1220	$2,550	$2.09	2d	3	0.36mi
6235 SW Kendale Lakes Cir Miami, FL	3.0	2.5	1220	$2,600	$2.13	24d	3	0.36mi
6255 SW Kendale Lakes Cir #225 Miami, FL	3.0	2.5	1220	$2,300	$1.89	17d	1	0.37mi
6255 SW Kendale Lakes Cir #116 Miami, FL	3.0	2.0	1090	$2,595	$2.38	21d	1	0.37mi
6255 SW Kendale Lakes Cir #116 Miami, FL	3.0	2.0	1090	$2,545	$2.33	7d	1	0.37mi
13520 SW 64th Ln Unit 13522 Miami, FL	3.0	2.0	1227	$3,200	$2.61	2d	1	0.41mi
13561 SW 62nd St #169 Miami, FL	3.0	2.0	1150	$2,750	$2.39	24d	1	0.43mi
13466 SW 62nd St Unit 101B Miami, FL	2.0	2.5	1160	$2,600	$2.24	7d	1	0.49mi
13495 SW 62nd St Miami, FL	3.0	2.0	1150	$3,100	$2.70	24d	1	0.50mi
14016 SW 55th St Miami, FL	3.0	2.0	970	$3,100	$3.20	24d	1	0.53mi
14235 SW 57th Ln Miami, FL	3.0	2.5	1300	$2,799	$2.15	24d	1	0.54mi
14205 SW 57th Ln Unit 6-A-6 Miami, FL	3.0	2.5	1300	$2,750	$2.12	21d	1	0.55mi
13404 SW 62nd St Unit 110L Miami, FL	3.0	2.5	1360	$2,950	$2.17	24d	1	0.57mi
5801 SW 144th Circle Pl Unit 5801 Miami, FL	3.0	2.0	1337	$3,000	$2.24	5d	1	0.62mi
5402 SW 138th Ave #5402 Miami, FL	3.0	2.0	1061	$3,100	$2.92	24d	1	0.63mi
5252 SW 139th Pl Unit 5252 Miami, FL	3.0	2.0	1028	$2,850	$2.77	24d	1	0.64mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $299,900 Active 53 DOM
2. 2026-06-17
   days on market $299,900 Active 52 DOM
3. 2026-06-16
   days on market $299,900 Active 51 DOM
4. 2026-06-15
   days on market $299,900 Active 50 DOM
5. 2026-06-13
   days on market $299,900 Active 48 DOM
6. 2026-06-09
   days on market $299,900 Active 44 DOM
7. 2026-06-08
   days on market $299,900 Active 43 DOM
8. 2026-06-07
   days on market $299,900 Active 42 DOM
9. 2026-06-04
   days on market $299,900 Active 39 DOM
10. 2026-06-03
    days on market $299,900 Active 38 DOM
11. 2026-06-02
    days on market $299,900 Active 37 DOM
12. 2026-06-01
    days on market $299,900 Active 36 DOM
13. 2026-05-31
    days on market $299,900 Active 35 DOM
14. 2026-04-26
    listed $299,900 Active

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,020/yr (+$85/mo · 69.4%)

ⓘ 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 6 d/yr ≥105°F today · 25 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: $31,559
• − Mortgage interest: −$16,799
• − Property taxes: −$1,470
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − HOA: −$4,032
• − Depreciation: −$8,724
• Taxable loss: −$6,015
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $502/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

1 event — show timeline

• 2026-04-26 Listed $299,900 MARMLS

Property tax history

+1.4%/yr

Latest (2025): $1,470 · +3.7% YoY. Source: county tax records.