6911 SW 147 Ave Unit 1G · Kendale Lakes, FL 33193

$269,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 124 Days on market

Built 1973 $415/mo HOA · 15% 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover This Desirable First-Floor Condominium In A Secure, Lakeside Community Adjacent To The Prestigious Miccosukee Golf Course. This Residence Perfectly Combines Accessibility With Upscale Amenities. Building Features: Controlled Access Lobby With Intercom System, Scenic Lake Views, Elevator Access, Two Resort-Style Community Pools, On-Site Laundry Facilities, Ample Guest Parking Plus One Assigned Space. Interior: Enter Through A Welcoming Foyer With Intuitive Flow—Bedrooms Right, Living Spaces Left. Elegant Large Tiles Throughout Main Areas, Laminate Flooring In Bedrooms. Master Suite: Spacious With Three Generous Closets Including Walk-In, Vanity Area, And Full Bathroom With Tub

Key facts

• Scenic lake views
• Ample guest parking
• Elevator access

Tags

• FIRST FLOOR CONDOMINIUM
• CONTROLLED ACCESS LOBBY
• SCENIC LAKE VIEWS
• ELEVATOR ACCESS
• ON SITE LAUNDRY FACILITIES
• AMPLE GUEST PARKING

Property features AI

Finance

• Other: Association pool
• HOA & community: Monthly association fee of $415; Association covers common areas, grounds maintenance, structure maintenance, pools, sewer, security, trash and water; Community amenities include a pool and elevators

Exterior

• Parking: Guest parking available; One assigned space
• Security: Intercom; Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: First-floor condo; Single-story unit; Faces east; Entry level 1; Attached property
• Construction: Block construction
• Exterior features: Patio; Storm/security shutters; Lakefront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds; Entrance foyer; First-floor entry; Main living area on entry level; Tub/shower; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-80 ($-957/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (5.2% below list).
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• 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: housing A+, crime A-, commute B+; 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.
• Zoned schools: Bent Tree Elementary School (math 57% / reading 67%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 60% FRL); Howard D. Mcmillan Middle School (math 54% / reading 61%, grade B, #157 of 571 statewide, top 28%, 865 students, 60% FRL); Miami Sunset Senior High School (math 30% / reading 42%, grade F, #359 of 667 statewide, top 55%, 1,062 students, 54% FRL).
• Market conditions: Rents soft (-0.7%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% of the median local income ($78k/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 124 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $113k; list at $269k implies a 138% 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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,720 (12.0% 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 124 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.2

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-56,385
• Equity at exit: $40,109

10-year hold

• IRR: -29.8%
• Equity multiple: -0.13×
• Total profit: $-85,401
• Equity at exit: $23,258

Cash invested: $75,320 (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 33193

• Home prices YoY: -23.0%
• Rents YoY: -0.7%
• Active inventory: 183
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,725 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$295 /mo · $3,534/yr
• Insurance: −$112
• HOA: −$415
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-80

Break-even live

Break-even rent $2,826

Max offer price $254,907

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $-4	+0% $-80	+5% $-156	+10% $-232
Rent	-10% $-295	-5% $-187	+0% $-80	+5% $28	+10% $135
Rate	-1.0pp $56	-0.5pp $-11	base $-80	+0.5pp $-149	+1.0pp $-220

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6911 SW 147th Ave Miami, FL	3.0	2.0	1700	$2,600	$1.53	26d	1	0.01mi
6801 SW 147th Ave Unit 2D Miami, FL	3.0	2.0	1700	$2,700	$1.59	4d	1	0.04mi
6841 SW 147th Ave Unit 2H Miami, FL	3.0	2.0	1700	$3,000	$1.76	26d	1	0.05mi
6526 Kendale Lakes Dr #1405 Miami, FL	3.0	3.0	1770	$2,950	$1.67	4d	1	0.26mi
6526 Kendale Lakes Dr Miami, FL	3.0	2.0	1770	$3,150	$1.78	0d	1	0.26mi
6255 SW Kendale Lakes Cir #116 Miami, FL	3.0	2.0	1090	$2,545	$2.33	9d	1	0.45mi
6255 SW Kendale Lakes Cir #225 Miami, FL	3.0	2.5	1220	$2,300	$1.89	19d	1	0.45mi
6255 SW Kendale Lakes Cir #116 Miami, FL	3.0	2.0	1090	$2,595	$2.38	23d	1	0.45mi
6235 SW Kendale Lakes Cir Miami, FL	3.0	2.5	1220	$2,600	$2.13	26d	3	0.50mi
6235 SW Kendale Lakes Cir Miami, FL	3.0	2.5	1220	$2,550	$2.09	4d	3	0.50mi
6225 SW Kendale Lakes Cir #258 Miami, FL	3.0	2.5	1220	$2,400	$1.97	23d	1	0.52mi
6225 SW Kendale Lakes Cir #263 Miami, FL	3.0	2.5	1220	$2,695	$2.21	9d	1	0.52mi
7403 SW 152nd Ave Unit 204-2 Miami, FL	3.0	2.0	994	$2,600	$2.62	15d	1	0.55mi
7429 SW 152nd Ave Unit 13-205 Miami, FL	3.0	2.0	994	$2,300	$2.31	12d	1	0.57mi
7429 SW 152nd Ave Unit 13-205 Miami, FL	3.0	2.0	994	$2,300	$2.31	23d	1	0.57mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,200	$2.16	3d	3	0.60mi
14250 SW 62nd St Miami, FL	2.0	2.0	1020	$2,250	$2.21	4d	3	0.60mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,081	$1.92	9d	1	0.60mi
14979 SW 63rd St Miami, FL	3.0	2.0	1602	$3,015	$1.88	4d	1	0.60mi
14005 SW 67th Ter Miami, FL	2.0	2.5	1119	$3,000	$2.68	0d	1	0.62mi
14770 SW 60th St Miami, FL	3.0	2.0	1322	$3,000	$2.27	6d	1	0.63mi
14907 SW 80th St #205 Miami, FL	2.0	2.5	1060	$2,500	$2.36	23d	1	0.63mi
6653 SW 140th Ave Unit 6653 Miami, FL	3.0	2.5	1592	$3,500	$2.20	0d	1	0.64mi
13953 Kendale Lakes Cir Unit 608B Miami, FL	3.0	2.5	1848	$2,800	$1.52	0d	1	0.65mi
13953 Kendale Lakes Cir Unit 608B Miami, FL	3.0	2.5	1848	$3,000	$1.62	26d	1	0.65mi
14145 SW Kendale Lakes Cir Miami, FL	2.0	2.5	1440	$2,950	$2.05	0d	1	0.66mi
14145 SW Kendale Lakes Cir Miami, FL	2.0	2.5	1440	$2,850	$1.98	26d	1	0.66mi
14901 SW 80th St Miami, FL	2.0	2.0	995	$2,345	$2.36	23d	2	0.67mi
13932 Kendale Lakes Dr #13932 Miami, FL	3.0	2.0	1109	$3,100	$2.80	26d	1	0.67mi
14901 SW 80th St Miami, FL	2.0	2.0	900	$2,390	$2.66	26d	1	0.67mi
7119 SW 153rd Ct Miami, FL	3.0	2.0	1116	$2,900	$2.60	3d	1	0.68mi
7119 SW 153rd Ct Miami, FL	3.0	2.0	1116	$2,900	$2.60	3d	1	0.68mi
7119 SW 153rd Ct Miami, FL	3.0	2.0	1116	$2,800	$2.51	13d	1	0.68mi
15050 SW 63rd St Miami, FL	3.0	2.0	1430	$3,450	$2.41	23d	1	0.69mi
15050 SW 63rd St Miami, FL	3.0	2.0	1430	$3,450	$2.41	21d	1	0.69mi
6326 SW 139th Ct Unit 6326 Miami, FL	3.0	2.0	1628	$3,000	$1.84	26d	1	0.69mi
6350 SW 139th Ct Miami, FL	2.0	2.5	1440	$2,800	$1.94	26d	1	0.70mi
14831 Kendale Lakes Blvd Unit na Miami, FL	3.0	2.0	1377	$4,000	$2.90	26d	1	0.73mi
14831 SW 82nd St Miami, FL	3.0	2.0	1377	$3,800	$2.76	26d	1	0.73mi
5852 SW 147th Pl Miami, FL	2.0	1.0	1605	$1,800	$1.12	26d	1	0.73mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-02
   status $269,000 Pending 124 DOM
2. 2026-06-01
   days on market $269,000 Active 124 DOM
3. 2026-05-31
   days on market $269,000 Active 123 DOM
4. 2026-03-10
   price $269,000
5. 2026-01-26
   listed $275,000 Active
6. 2018-08-04
   status Pending
7. 2018-08-04
   historical
8. 2018-05-20
   status Active
9. 2018-03-13
   status Pending
10. 2018-02-01
    price $174,500
11. 2017-10-03
    listed $180,000 Active
12. 2014-12-09
    historical
13. 2014-07-22
    listed $150,000 Active
14. 2014-05-17
    soldstatus $113,200 Sold
15. 2014-05-16
    soldstatus $113,200
16. 2014-03-10
    status Pending
17. 2014-02-01
    historical
18. 2014-01-29
    listed $99,000 Active
19. 2006-09-29
    soldstatus $216,000
20. 1999-10-27
    soldstatus $69,500
21. 1992-08-20
    soldstatus $45,000
22. 1978-10-01
    soldstatus $39,500

ⓘ 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: $3,534 · $295/mo
• Projected year-2 tax: $3,534 · $295/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 · 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: $32,696
• − Mortgage interest: −$15,068
• − Property taxes: −$3,534
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,616
• − Management: −$2,616
• − HOA: −$4,980
• − Depreciation: −$7,825
• Taxable loss: −$5,288
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $312/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): 47,494
• Household income: $77,839
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 2065.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 52% White 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 50% Dominican 3%
• Foreign-born: 65% · Canada, Jamaica, China
• Languages at home: 11% English-only · Spanish 86% Other Indo-European 1% 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: ▼ -124.85%
• Current HPI: 418.2591
• Rent YoY: ▼ -0.73%
• 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

+581.0% since first listed

19 events — show timeline

• 2026-03-10 Price Changed $269,000 MARMLS
• 2026-01-26 Listed $275,000 MARMLS
• 2018-08-04 Pending — MARMLS
• 2018-08-04 Listing Removed — MARMLS
• 2018-05-20 Relisted — MARMLS
• 2018-03-13 Pending — MARMLS
• 2018-02-01 Price Changed $174,500 MARMLS
• 2017-10-03 Listed $180,000 MARMLS
• 2014-12-09 Listing Removed — MARMLS
• 2014-07-22 Listed $150,000 MARMLS
• 2014-05-17 Sold (MLS) $113,200 MARMLS
• 2014-05-16 Sold (Public Records) $113,200 Public Records
• 2014-03-10 Pending — MARMLS
• 2014-02-01 Listing Removed — MARMLS
• 2014-01-29 Listed $99,000 MARMLS
• 2006-09-29 Sold (Public Records) $216,000 Public Records
• 1999-10-27 Sold (Public Records) $69,500 Public Records
• 1992-08-20 Sold (Public Records) $45,000 Public Records
• 1978-10-01 Sold (Public Records) $39,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $3,534 · +3.9% YoY. Source: county tax records.