7101 SW 89th Ct #212 · Sunset, FL 33173

$169,000

1 bd · 1.0 ba · 571 sqft · Condo public records · 110 Days on market

Built 1969 $535/mo HOA · 27% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful condo unit with large master bedroom. Upgraded kitchen with stainless steel appliances. Great starter unit to live or for investment. Centrally localized. Near shopping centers and access to major highways. Tenant occupied. Please do not disturb.

Key facts

• $535 HOA
• Parking
• Built 1969

Property features AI

Finance

• Other: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $535; HOA covers common areas, insurance, laundry, structural maintenance, parking, sewer, trash, and water; Senior community

Exterior

• Parking: One assigned parking space; Parking included in association amenities
• Utilities: Cable available; Water, sewer, and trash included in association amenities
• Home design: Condominium (attached property); 4-story building; Entry located on level 2; Faces southwest
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Property attached

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric); Heating (electric and gas)
• Interior features: Built-in features; Closet cabinetry; Elevator; Living/dining room; Pantry; Blinds on windows
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $152k (9.9% below list) — sets the bar for cash-flow.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 110 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $152,258 (9.9% 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 110 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 1.19% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• 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: -25.1%
• Equity multiple: 0.18×
• Total profit: $-38,954
• Equity at exit: $25,198

10-year hold

• IRR: -45.0%
• Equity multiple: -0.33×
• Total profit: $-63,006
• Equity at exit: $14,612

Cash invested: $47,320 (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 33173

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

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$886
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$70
• HOA: −$535
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-95

Break-even live

Break-even rent $2,125

Max offer price $152,258

Occupancy floor 100%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7101 SW 89th Ct #110 Miami, FL	2.0	1.0	716	$2,000	$2.79	16d	1	0.03mi
7101 SW 89th Ct #110 Miami, FL	2.0	1.0	716	$2,000	$2.79	24d	1	0.03mi
8000 SW 81st Dr #209 Miami, FL	1.0	1.0	710	$1,800	$2.54	7d	1	1.10mi
7915 Camino Real Unit 217N Miami, FL	1.0	1.0	712	$2,000	$2.81	22d	1	1.19mi
7860 Camino Real Unit L410 Miami, FL	1.0	1.0	712	$1,750	$2.46	3d	1	1.27mi
7860 Camino Real Unit L410 Miami, FL	1.0	1.0	712	$1,850	$2.60	22d	1	1.27mi
7900 Camino Cir Miami, FL	1.0	1.0	710	$1,825	$2.57	17d	2	1.28mi
8101 Camino Real Unit C115 Miami, FL	1.0	1.0	712	$1,900	$2.67	24d	1	1.35mi
7800 Camino Real Unit H205 Miami, FL	1.0	1.0	712	$1,850	$2.60	7d	1	1.39mi
7800 Camino Real Unit H213 Miami, FL	1.0	1.0	712	$1,900	$2.67	10d	1	1.39mi
9301 SW 92nd Ave Miami, FL	1.0	1.0	670	$2,100	$3.13	2d	3	1.39mi
7732 Camino Real Unit F404 Miami, FL	1.0	1.0	712	$2,000	$2.81	18d	1	1.41mi
7732 Camino Real Unit F404 Miami, FL	1.0	1.0	712	$2,000	$2.81	15d	1	1.41mi
7703 Camino Real Unit 413A Miami, FL	1.0	1.0	712	$1,900	$2.67	24d	1	1.43mi
7703 Camino Real Unit A405 Miami, FL	1.0	1.0	712	$1,850	$2.60	11d	1	1.43mi
7765 SW 86th St Unit F2-208 Miami, FL	1.0	1.0	715	$1,850	$2.59	24d	1	1.43mi
7701 Camino Real Unit 416A Miami, FL	1.0	1.0	712	$2,000	$2.81	7d	1	1.44mi
7722 Camino Real Unit E415 Miami, FL	1.0	1.0	712	$1,880	$2.64	3d	1	1.47mi
7747 SW 86th St Unit D408 Miami, FL	1.0	1.0	715	$1,950	$2.73	15d	1	1.48mi
7775 SW 86th St Unit F1-105 Miami, FL	1.0	1.0	715	$1,850	$2.59	14d	1	1.48mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $169,000 Active 110 DOM
2. 2026-06-17
   days on market $169,000 Active 109 DOM
3. 2026-06-16
   days on market $169,000 Active 108 DOM
4. 2026-06-15
   days on market $169,000 Active 107 DOM
5. 2026-06-13
   days on market $169,000 Active 105 DOM
6. 2026-06-09
   days on market $169,000 Active 101 DOM
7. 2026-06-08
   days on market $169,000 Active 100 DOM
8. 2026-06-07
   statusdays on market $169,000 Active 99 DOM
9. 2026-06-04
   days on market $169,000 Active Under Contract 96 DOM
10. 2026-06-03
    days on market $169,000 Active Under Contract 95 DOM
11. 2026-06-02
    days on market $169,000 Active Under Contract 94 DOM
12. 2026-06-01
    days on market $169,000 Active Under Contract 93 DOM
13. 2026-05-31
    days on market $169,000 Active Under Contract 92 DOM
14. 2026-05-07
    historical Active Under Contract
15. 2026-04-11
    price $169,000
16. 2026-02-28
    listed $179,000 Active
17. 2019-03-13
    soldstatus $120,000
18. 2019-03-11
    soldstatus $120,000 Sold 256-char remark

    Show marketing remark (256 chars)

    Beautiful condo unit with large master bedroom. Upgraded kitchen with stainless steel appliances. Great starter unit to live or for investment. Centrally localized. Near shopping centers and access to major highways. Tenant occupied. Please do not disturb.

19. 2019-02-25
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Beautiful condo unit with large master bedroom. Upgraded kitchen with stainless steel appliances. Great starter unit to live or for investment. Centrally localized. Near shopping centers and access to major highways. Tenant occupied. Please do not disturb.

20. 2019-02-04
    listed $130,000 Active 256-char remark

    Show marketing remark (256 chars)

    Beautiful condo unit with large master bedroom. Upgraded kitchen with stainless steel appliances. Great starter unit to live or for investment. Centrally localized. Near shopping centers and access to major highways. Tenant occupied. Please do not disturb.

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,248 · $187/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $24,065
• − Mortgage interest: −$9,467
• − Property taxes: −$2,248
• − Insurance: −$845
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$6,420
• − Depreciation: −$4,916
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-254/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

+30.0% since first listed

7 events — show timeline

• 2026-05-07 Contingent — MARMLS
• 2026-04-11 Price Changed $169,000 MARMLS
• 2026-02-28 Listed $179,000 MARMLS
• 2019-03-13 Sold (Public Records) $120,000 Public Records
• 2019-03-11 Sold (MLS) $120,000 MARMLS
• 2019-02-25 Pending — MARMLS
• 2019-02-04 Listed $130,000 MARMLS

Property tax history

+11.8%/yr

Latest (2025): $2,248 · +2.9% YoY. Source: county tax records.