9417 SW 76th St Unit X15 · Sunset, FL 33173

$265,000

2 bd · 2.0 ba · 1,262 sqft · Condo public records · 116 Days on market

Built 1969 $780/mo HOA · 25% 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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream first-floor condo—where style meets convenience! This spacious 2-bedroom, 2-bath gem boasts 1,262 square feet of elegance. Step inside to find brand new porcelain tile flooring and baseboards throughout the entire unit, giving the entire unit a fresh, polished feel. The remodeled master suite offers a luxurious retreat, and the enlarged, remodeled master bathroom elevates comfort and style. Crown molding and a crisp, brand-new paint job add timeless charm. Your designated parking spot is right out front for ultimate ease. Also has Hurricane ready Accordion Shutters. With every detail refreshed and ready, this turn-key home is the one to beat—schedule your s

Key facts

• First-floor condo
• Crown molding
• $780 HOA

Tags

• FIRST-FLOOR CONDO
• PORCELAIN TILE FLOORING
• REMODELED MASTER SUITE
• CROWN MOLDING
• DESIGNATED PARKING SPOT

Property features AI

Finance

• Financial info: Pets allowed with size limit; more than 20 lbs permitted
• HOA & community: Monthly association fee of $780 covering amenities and common areas; Community pool

Exterior

• Parking: One parking space
• Utilities: Cable not available
• Home design: South-facing; 3 stories; Entry on level 1; Updated/remodeled; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#25 in FL, #573 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living 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 (-0.6%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 ($88k/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 116 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 1.19% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 7.0

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-41,812
• Equity at exit: $39,512

10-year hold

• IRR: -17.0%
• Equity multiple: 0.22×
• Total profit: $-57,760
• Equity at exit: $22,912

Cash invested: $74,200 (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 33173

• Rents YoY: -0.6%
• Active inventory: 164
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,150 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$110
• HOA: −$780
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $157

Break-even live

Break-even rent $2,951

Max offer price $265,000

Occupancy floor 90%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9445 SW 76th St Unit U6 Miami, FL	2.0	2.0	936	$1,900	$2.03	16d	1	0.08mi
7531 SW 95th Pl Miami, FL	3.0	2.0	1413	$4,150	$2.94	14d	1	0.15mi
9701 SW 77th Ter #1 Miami, FL	1.0	1.0	1300	$1,450	$1.12	24d	1	0.31mi
9770 SW 77th Ter Miami, FL	3.0	1.0	1340	$3,900	$2.91	20d	1	0.40mi
9275 SW 67th St Miami, FL	3.0	2.5	1794	$6,500	$3.62	24d	1	0.51mi
9910 SW 73rd St Miami, FL	3.0	2.0	1688	$3,500	$2.07	24d	1	0.54mi
7320 SW 100th Ct Miami, FL	3.0	2.0	1607	$4,650	$2.89	11d	1	0.69mi
7320 SW 100th Ct Miami, FL	3.0	2.0	1607	$4,650	$2.89	24d	1	0.69mi
7121 SW 102nd Ct Miami, FL	3.0	2.0	1137	$3,400	$2.99	5d	1	0.81mi
7121 SW 102nd Ct Miami, FL	3.0	2.0	1137	$3,400	$2.99	24d	1	0.81mi
8820 SW 85th Ter Miami, FL	3.0	2.0	1557	$8,750	$5.62	24d	1	0.87mi
6820 SW 86th Ave Miami, FL	3.0	2.0	1698	$6,500	$3.83	24d	1	0.89mi
8008 SW 103rd Ave Unit 8008 Miami, FL	2.0	2.0	1205	$2,800	$2.32	7d	1	0.94mi
9015 SW 96th Ave Miami, FL	3.0	2.5	1520	$3,800	$2.50	24d	1	0.94mi
8875 SW 62nd Ter Unit 10D Miami, FL	3.0	3.5	1780	$3,850	$2.16	12d	1	0.98mi
7168 SW 103rd Court Cir Miami, FL	3.0	2.0	1732	$4,900	$2.83	24d	1	1.00mi
9856 SW 88th St Miami, FL	1.0–2.0	1.0–2.0	866	$2,430	$2.81	1d	3	1.03mi
8035 SW 107th Ave #110 Miami, FL	2.0	2.0	965	$2,100	$2.18	7d	1	1.06mi
8035 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$2,100	$2.51	10d	2	1.06mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$2,225	$2.55	24d	2	1.07mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$2,225	$2.55	5d	2	1.07mi
8025 SW 107th Ave Miami, FL	3.0	2.0	1040	$2,600	$2.50	7d	1	1.07mi
9962 SW 88th St Unit 712-7 Miami, FL	2.0	2.0	1050	$2,500	$2.38	1d	1	1.11mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$2,300	$2.75	14d	3	1.12mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$2,300	$2.75	1d	2	1.12mi
6768 SW 104th Ave Miami, FL	3.0	2.0	1742	$4,500	$2.58	5d	1	1.12mi
7048 SW 83rd Ct Miami, FL	3.0	2.0	1236	$3,950	$3.20	24d	1	1.12mi
8045 SW 107th Ave #323 Miami, FL	2.0	2.0	965	$2,200	$2.28	20d	1	1.12mi
7887 SW 105th Pl Miami, FL	3.0	2.5	1709	$3,750	$2.19	24d	1	1.12mi
10190 SW 88th St #507 Miami, FL	3.0	3.0	1610	$3,400	$2.11	24d	1	1.12mi
7366 SW 105th Pl Unit 7366 Miami, FL	2.0	2.0	1246	$3,000	$2.41	24d	1	1.13mi
9021 SW 94th St #310 Miami, FL	3.0	2.0	1347	$3,200	$2.38	7d	1	1.14mi
9021 SW 94th St #310 Miami, FL	3.0	2.0	1347	$3,200	$2.38	24d	1	1.14mi
9972 SW 88th St Miami, FL	1.0–2.0	1.0–2.0	902	$2,150	$2.38	24d	2	1.15mi
9972 SW 88th St #1119 Miami, FL	2.0	2.0	1050	$2,150	$2.05	2d	1	1.15mi
9970 SW 88th St Unit 914-9 Miami, FL	2.0	1.0	930	$2,150	$2.31	24d	1	1.15mi
8015 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$2,200	$2.52	3d	3	1.15mi
8015 SW 107th Ave Miami, FL	2.0–3.0	2.0	1002	$2,250	$2.24	1d	2	1.15mi
7016 SW 103rd Pl Miami, FL	2.0	2.0	1188	$3,500	$2.95	16d	1	1.15mi
10377 N Kendall Dr Unit K8 Miami, FL	2.0	1.0	891	$2,200	$2.47	12d	1	1.18mi

HOA detail condo

• Monthly dues: $780 · $9,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-15
   days on market $265,000 Active 116 DOM
2. 2026-06-13
   days on market $265,000 Active 114 DOM
3. 2026-06-09
   days on market $265,000 Active 110 DOM
4. 2026-06-08
   days on market $265,000 Active 109 DOM
5. 2026-06-07
   days on market $265,000 Active 108 DOM
6. 2026-06-04
   days on market $265,000 Active 105 DOM
7. 2026-06-03
   days on market $265,000 Active 104 DOM
8. 2026-06-02
   days on market $265,000 Active 103 DOM
9. 2026-06-01
   days on market $265,000 Active 102 DOM
10. 2026-05-31
    days on market $265,000 Active 101 DOM
11. 2026-03-25
    price $265,000
12. 2026-03-09
    price $275,000
13. 2026-02-19
    listed $295,000 Active
14. 2004-08-23
    soldstatus $27,800,000

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,582/yr (+$132/mo · 256.3%)

ⓘ 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 7 d/yr ≥105°F today · 29 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: $37,803
• − Mortgage interest: −$14,844
• − Property taxes: −$617
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$9,360
• − Depreciation: −$7,709
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,390/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 — Sunset

• Score: 85/100
• State rank: #25
• US rank: #573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 32,042
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,778
• Household income: $88,271
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 932.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 45% White 17% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 46% Dominican 2%
• Common ancestry: Lithuanian 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · Spanish 70% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -507.27%
• Current HPI: 419.2614
• Rent YoY: ▼ -0.60%
• 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

-99.0% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $265,000 MARMLS
• 2026-03-09 Price Changed $275,000 MARMLS
• 2026-02-19 Listed $295,000 MARMLS
• 2004-08-23 Sold (Public Records) $27,800,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $617 · +4.9% YoY. Source: county tax records.