10500 SW 155th Ct #1026 · The Hammocks, FL 33196

$235,000

1 bd · 1.0 ba · 747 sqft · Condo public records · 91 Days on market

Built 1989

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL 1/1 CONDO IN THE HEART OF KENDALL IN THE HAMMOCKS AREA. EXCELLENT OPPORTUNITY FOR OWNER OCCUPANCY OR INVESTOR! READY TO MOVE IN!

Key facts

• Garage
• Community pool
• Built 1989

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fee; Association amenities: hobby room, playground, pool; Association fee includes amenities

Exterior

• Parking: Covered parking (1 space); 1-car garage
• Security: Key card entry; Smoke detector(s)
• Home design: Attached property; 2 stories; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second-floor entry; Walk-in closet(s); Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.2% below list).
• Recommended offer: $195k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.4% in The Hammocks — 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 85/100 on livability (#27 in FL, #592 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• 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 (-1.2%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $7k 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 91 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $88k; list at $235k implies a 169% 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; major wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,514 (17.2% 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 91 days. Have you received any prior offers? Is the seller open to a 17% 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 B-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: 0.83% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 10.1

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: -29.8%
• Equity multiple: 0.04×
• Total profit: $-63,288
• Equity at exit: $35,039

10-year hold

• IRR: -54.1%
• Equity multiple: -0.55×
• Total profit: $-101,800
• Equity at exit: $20,319

Cash invested: $65,800 (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 33196

• Home prices YoY: -14.0%
• Rents YoY: -1.2%
• Active inventory: 251
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$98
• HOA est. from 2 same-building comps: −$289
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-309

Break-even live

Break-even rent $2,336

Max offer price $180,434

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10441 SW 155th Ct #921 Miami, FL	1.0	1.0	747	$1,900	$2.54	22d	1	0.01mi
15551 SW 104th Ter #8111 Miami, FL	1.0	1.0	588	$1,850	$3.15	3d	1	0.04mi
15551 SW 104th Ter #8111 Miami, FL	1.0	1.0	588	$1,850	$3.15	24d	1	0.04mi
15581 SW 104th Ter Miami, FL	1.0	1.0	667	$1,838	$2.75	24d	2	0.05mi
10581 SW 155th Ct #1222 Miami, FL	1.0	1.0	588	$1,900	$3.23	22d	1	0.05mi
15560 SW 104th Ter Miami, FL	1.0–2.0	1.0–2.0	783	$1,800	$2.30	24d	3	0.05mi
15560 SW 104th Ter #613 Miami, FL	1.0	1.0	588	$1,850	$3.15	1d	1	0.05mi
10441 SW 156th Ct Miami, FL	1.0	1.0	667	$1,850	$2.77	3d	2	0.10mi
10441 SW 156th Ct Miami, FL	1.0	1.0	667	$1,945	$2.91	22d	2	0.10mi
10441 SW 156th Ct Miami, FL	1.0	1.0	667	$1,945	$2.91	24d	3	0.10mi
15570 SW 105th Ln Miami, FL	1.0	1.0	586	$2,100	$3.58	20d	2	0.12mi
15570 SW 105th Ln Miami, FL	1.0	1.0	586	$2,050	$3.50	5d	2	0.12mi
15640 SW 106th Ln #903 Miami, FL	1.0	1.0	586	$1,900	$3.24	19d	1	0.13mi
10681 SW 156th Pl #402 Miami, FL	1.0	1.0	651	$2,100	$3.23	24d	1	0.13mi
10681 SW 156th Pl #402 Miami, FL	1.0	1.0	651	$2,000	$3.07	5d	1	0.13mi
10560 SW 156th Pl #205 Miami, FL	1.0	1.0	651	$1,950	$3.00	24d	1	0.13mi
15689 SW 106th Ln #701 Miami, FL	1.0	1.0	651	$2,000	$3.07	24d	1	0.13mi
10440 SW 156th Ct #726 Miami, FL	1.0	1.0	747	$2,200	$2.95	22d	1	0.13mi
10440 SW 156th Ct #726 Miami, FL	1.0	1.0	747	$2,200	$2.95	8d	1	0.13mi
10571 SW 156th Pl Miami, FL	1.0–2.0	1.0–2.0	848	$2,008	$2.37	5d	3	0.13mi
10501 SW 104th Ter Unit 1117 Miami, FL	1.0	1.0	600	$1,900	$3.17	24d	1	0.14mi
15560 SW 106th Ln #1305 Miami, FL	1.0	1.0	586	$1,900	$3.24	22d	1	0.14mi
15325 SW 106th Ter #630 Miami, FL	1.0	1.0	693	$1,750	$2.53	24d	1	0.15mi
15325 SW 106th Ter #630 Miami, FL	1.0	1.0	693	$1,700	$2.45	2d	1	0.15mi
15600 SW 106th Ln #1003 Miami, FL	1.0	1.0	586	$1,850	$3.16	17d	1	0.16mi
10670 SW 156th Pl #310 Miami, FL	1.0	1.0	651	$2,000	$3.07	24d	1	0.17mi
15680 SW 106th Ln Miami, FL	1.0	1.0	586	$1,975	$3.37	8d	2	0.19mi
15680 SW 106th Ln Miami, FL	1.0	1.0	586	$1,975	$3.37	2d	2	0.19mi
15680 SW 106th Ln #803 Miami, FL	1.0	1.0	586	$2,000	$3.41	2d	1	0.19mi
15315 SW 106th Ter Miami, FL	1.0	1.0	693	$1,912	$2.76	24d	2	0.21mi
15300 SW 106th Ter Miami, FL	1.0	1.0	693	$1,725	$2.49	14d	2	0.21mi
15300 SW 106th Ter #506 Miami, FL	1.0	1.0	693	$1,800	$2.60	8d	1	0.21mi
15290 SW 106th Ln #308 Miami, FL	1.0	1.0	693	$1,695	$2.45	24d	1	0.26mi
15280 SW 104th St Miami, FL	1.0–3.0	1.0–2.0	1020	$1,856	$1.82	2d	52	0.28mi
15070 SW 103rd Ln #2207 Miami, FL	1.0	1.0	579	$1,850	$3.20	22d	1	0.47mi
15051 SW 103rd Ln Miami, FL	1.0–2.0	1.0–2.0	824	$1,950	$2.37	24d	2	0.50mi
10391 SW 150th Ct #10207 Miami, FL	1.0	1.0	579	$1,890	$3.26	22d	1	0.55mi
14915 SW 104th St Unit 20-24 Miami, FL	2.0	2.0	750	$2,000	$2.67	17d	1	0.67mi
14861 SW 104th St Unit 28-14 Miami, FL	2.0	2.0	750	$2,050	$2.73	3d	1	0.68mi
16247 SW 92nd Ter Unit B Miami, FL	1.0	1.0	350	$1,500	$4.29	24d	1	1.04mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $235,000 Active 91 DOM
2. 2026-06-17
   days on market $235,000 Active 90 DOM
3. 2026-06-16
   days on market $235,000 Active 89 DOM
4. 2026-06-15
   days on market $235,000 Active 88 DOM
5. 2026-06-13
   days on market $235,000 Active 86 DOM
6. 2026-06-09
   days on market $235,000 Active 82 DOM
7. 2026-06-08
   days on market $235,000 Active 81 DOM
8. 2026-06-07
   days on market $235,000 Active 80 DOM
9. 2026-06-04
   days on market $235,000 Active 77 DOM
10. 2026-06-03
    days on market $235,000 Active 76 DOM
11. 2026-06-02
    days on market $235,000 Active 75 DOM
12. 2026-06-01
    days on market $235,000 Active 74 DOM
13. 2026-05-31
    days on market $235,000 Active 73 DOM
14. 2026-04-01
    historical $2,150
15. 2026-03-13
    listed $245,000 Active
16. 2026-01-17
    price $2,150
17. 2025-11-24
    historical
18. 2025-10-31
    listed $2,250
19. 2025-06-12
    price $240,000
20. 2025-04-28
    listed $245,000 Active
21. 2024-05-22
    historical $2,100
22. 2024-02-14
    listed $2,100
23. 2024-01-29
    historical $2,100
24. 2023-12-05
    listed $2,100
25. 2013-01-31
    soldstatus $87,500
26. 2007-02-01
    soldstatus $199,000
27. 2007-02-01
    soldstatus $199,000

ⓘ 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: $2,715 · $226/mo
• Projected year-2 tax: $2,715 · $226/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 6/10 Major
• 🌡 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: $23,342
• − Mortgage interest: −$13,164
• − Property taxes: −$2,715
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$3,468
• − Depreciation: −$6,836
• Taxable loss: −$7,751
• Est. tax savings @ 24.0%: +$1,860
• After-tax cash flow: $-1,846/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 — The Hammocks

• Score: 85/100
• State rank: #27
• US rank: #592

Category grades

Amenities C- Commute A- Cost of living D- 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: The Hammocks, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 54,668
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,668
• Household income: $94,961
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2139.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 45% White 10% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 32% Dominican 5%
• Common ancestry: Lithuanian 1% Hispanic 1% Estonian 1%
• Foreign-born: 53% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 77% French/Haitian/Cajun 2% 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: ▼ -63.72%
• Current HPI: 391.5125
• Rent YoY: ▼ -1.18%
• 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

-98.9% since first listed

14 events — show timeline

• 2026-04-01 Rental Removed $2,150 MARMLS
• 2026-03-13 Listed $245,000 MARMLS
• 2026-01-17 Price Changed $2,150 MARMLS
• 2025-11-24 Listing Removed — MARMLS
• 2025-10-31 Listed for Rent $2,250 MARMLS
• 2025-06-12 Price Changed $240,000 MARMLS
• 2025-04-28 Listed $245,000 MARMLS
• 2024-05-22 Rental Removed $2,100 MARMLS
• 2024-02-14 Listed for Rent $2,100 MARMLS
• 2024-01-29 Rental Removed $2,100 MARMLS
• 2023-12-05 Listed for Rent $2,100 MARMLS
• 2013-01-31 Sold (Public Records) $87,500 Public Records
• 2007-02-01 Sold (Public Records) $199,000 Public Records
• 2007-02-01 Sold (Public Records) $199,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,715 · +2.7% YoY. Source: county tax records.