6900 N Kendall Dr Apt A303
Pinecrest, FL 33156 · condos · For Sale · 208 days on market
Asking price$265,000
1 beds 2 baths 855 sqft
Listed by Victor A Ruiz · Move Miami, LLC.
Typecondos
Built1970
Price / sqft$310
Est. value (own analysis)$284,356
Rent estimate (own analysis)$2,067/mo
HOA$1,016/mo
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Statusfor_sale
Listed date2026-02-06
Removed date—
MLSMiamiMLS #A11960679
Coordinates25.68798, -80.30732
Address6900 N Kendall Dr Apt A303
CityPinecrest
StateFL
Zip33156
Listing ID5262159461
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33156)
Typical home value (ZHVI)$1,543,591
Typical rent (ZORI)$2,706/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $265,000 |
| Down payment (20.0%) | $53,000 |
| Loan amount | $212,000 |
| Closing costs (5.0%) | $13,250 |
| Total cash to close | $66,250 |
| Income | |
| Rent (comp-derived) | $2,067$24,804 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,902$22,820 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $420$5,035 |
| Insurance (placeholder 0.8% of price) | $177$2,120 |
| HOA dues | $1,016$12,192 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $103$1,240 |
| Total operating expenses | $1,716$20,587 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $103$1,240 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| condos | 1 | 1 | 657 | $2,200 | 2026-08-21 | — | |
| condos | 1 | 1 | 657 | $2,290 | 2026-08-21 | — | |
| apartment | 1 | 1 | 726 | $2,142 | 2025-09-09 | — | |
| condos | 1 | 1 | 828 | $2,400 | 2026-08-12 | — | |
| condos | 1 | 1 | 691 | $2,250 | 2026-08-10 | — | |
| condos | 1 | 1 | 854 | $2,150 | 2026-08-10 | — | |
| condos | 1 | 1 | 828 | $2,400 | 2026-08-07 | — | |
| condos | 1 | 1 | 648 | $1,800 | 2026-08-07 | — | |
| condos | 1 | 1 | 699 | $1,700 | 2026-08-06 | — | |
| condos | 1 | 1 | 797 | $2,400 | 2026-08-06 | — | |
| condos | 1 | 1 | 797 | $2,500 | 2026-07-24 | — | |
| condos | 1 | 1 | 759 | $2,350 | 2026-07-23 | — | |
| condos | 1 | 1 | 828 | $2,400 | 2026-07-22 | — | |
| condos | 1 | 1 | 997 | $2,650 | 2026-07-15 | — | |
| condos | 1 | 1 | 600 | $2,400 | 2026-07-15 | — | |
| condos | 1 | 1 | 725 | $1,975 | 2026-07-15 | — | |
| condos | 1 | 1 | 790 | $2,450 | 2026-07-14 | — | |
| condos | 1 | 1 | 875 | $1,800 | 2026-07-14 | — | |
| condos | 1 | 1 | 677 | $1,750 | 2026-07-14 | — | |
| condos | 1 | 1 | 709 | $1,760 | 2026-07-13 | — | |
| condos | 1 | 1 | 916 | $2,800 | 2026-07-08 | — | |
| condos | 1 | 1 | 770 | $2,400 | 2026-07-02 | — | |
| condos | 1 | 1 | 759 | $2,400 | 2026-06-30 | — | |
| condos | 1 | 1 | 699 | $1,850 | 2026-06-25 | — | |
| condos | 1 | 1 | 757 | $2,300 | 2026-06-07 | — | |
| condos | 1 | 1 | 657 | $2,300 | 2026-06-05 | — | |
| condos | 1 | 1 | 657 | $2,500 | 2026-06-04 | — | |
| condos | 1 | 1 | 692 | $2,250 | 2026-05-26 | — | |
| condos | 1 | 2 | 810 | $1,980 | 2026-05-18 | — | |
| condos | 1 | 1 | 699 | $1,850 | 2026-05-07 | — | |
| condos | 1 | 1 | 782 | $2,300 | 2026-05-01 | — | |
| condos | 1 | 1 | 776 | $2,375 | 2026-08-03 | — | |
| condos | 1 | 1 | 782 | $2,300 | 2026-07-30 | — | |
| condos | 1 | 1 | 666 | $1,900 | 2026-07-29 | — | |
| apartment | 1 | 1 | 703 | $2,300 | 2026-01-05 | — | |
| condos | 1 | 1 | 761 | $1,775 | 2026-08-24 | — | |
| condos | 1 | 1 | 733 | $1,800 | 2026-03-19 | — | |
| apartment | 1 | 1 | 829 | $2,167 | 2025-06-10 | — | |
| apartment | 1 | 1 | 660 | $1,900 | — | — | |
| apartment | 1 | 1 | 724 | $2,153 | — | — | |
| apartment | 1 | 1 | 767 | $2,057 | — | — | |
| apartment | 1 | 1 | 724 | $2,006 | — | — | |
| apartment | 1 | 1 | 871 | $2,313 | — | — | |
| apartment | 1 | 1 | 724 | $2,011 | — | — | |
| apartment | 1 | 1 | 724 | $2,006 | — | — | |
| apartment | 1 | 1 | 767 | $2,037 | — | — | |
| apartment | 1 | 1 | 736 | $2,022 | — | — | |
| apartment | 1 | 1 | 767 | $2,037 | — | — | |
| apartment | 1 | 1 | 767 | $2,058 | — | — | |
| apartment | 1 | 1 | 779 | $2,092 | — | — | |
| apartment | 1 | 1 | 767 | $2,042 | — | — | |
| apartment | 1 | 1 | 767 | $2,092 | — | — | |
| apartment | 1 | 1 | 767 | $2,072 | — | — | |
| apartment | 1 | 1 | 724 | $2,132 | — | — | |
| apartment | 1 | 1 | 779 | $2,093 | — | — | |
| apartment | 1 | 1 | 724 | $2,142 | — | — | |
| apartment | 1 | 1 | 779 | $2,138 | — | — | |
| apartment | 1 | 1 | 806 | $2,274 | — | — | |
| apartment | 1 | 1 | 978 | $2,429 | — | — | |
| apartment | 1 | 2 | 725 | $1,900 | 2026-08-24 | — | |
| condos | 1 | 1 | 854 | $1,900 | 2026-08-24 | — | |
| apartment | 1 | 1 | 607 | $2,000 | 2026-08-10 | — | |
| condos | 1 | 1 | 574 | $1,750 | 2026-07-03 | — | |
| condos | 1 | 1 | 672 | $1,800 | 2026-08-22 | — | |
| condos | 1 | 2 | 725 | $1,850 | 2026-08-07 | — | |
| condos | 1 | 2 | 904 | $2,000 | 2026-08-18 | — | |
| condos | 1 | 1 | 574 | $2,000 | 2026-08-25 | — | |
| condos | 1 | 1 | 672 | $1,850 | 2026-07-20 | — | |
| condos | 1 | 1 | 906 | $2,795 | 2026-08-28 | — | |
| condos | 1 | 1 | 700 | $1,850 | 2026-07-30 | — | |
| condos | 1 | 1 | 710 | $1,850 | 2026-06-01 | — | |
| condos | 1 | 2 | 760 | $2,200 | 2026-06-19 | — | |
| condos | 1 | 1 | 710 | $1,925 | 2026-07-20 | — | |
| condos | 1 | 1 | 672 | $1,850 | 2025-01-03 | — | |
| condos | 1 | 1 | 800 | $1,900 | 2026-07-10 | — | |
| condos | 1 | 1 | 709 | $1,750 | 2025-11-25 | — | |
| condos | 1 | 1 | 904 | $2,050 | 2026-06-25 | — | |
| condos | 1 | 2 | 740 | $2,100 | 2026-07-29 | — | |
| apartment | 1 | 1 | 829 | $2,230 | 2025-04-17 | — | |
| apartment | 1 | 1 | 767 | $2,057 | — | — | |
| apartment | 1 | 1 | 767 | $2,062 | — | — | |
| apartment | 1 | 1 | 779 | $2,072 | — | — | |
| apartment | 1 | 1 | 736 | $2,008 | — | — | |
| condos | 1 | 1 | 725 | $1,850 | 2026-09-01 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 9611 SW 77th Ave Apt 305A | condos | 1 | 1 | 677 | $240,000 | 2026-08-14 |
| 8287 SW 128th St Apt 109 | condos | 1 | 1 | 672 | $240,000 | 2026-08-13 |
| 7737 SW 88th St Unit C106 | condos | 1 | 1 | 648 | $240,000 | 2026-07-31 |
| 7270 SW 88th St Unit B502 | condos | 1 | 1 | 797 | $274,900 | 2026-07-30 |
| 9001 SW 77th Ave Apt C805 | condos | 1 | 1 | 761 | $182,500 | 2026-07-16 |
| 9001 SW 77th Ave Apt C705 | condos | 1 | 1 | 699 | $185,000 | 2026-07-13 |
| 8609 SW 68th Ct Apt 22 | condos | 1 | 1 | 681 | $245,000 | 2026-06-16 |
| 6015364659 | condos | 1 | 1 | 672 | $235,000 | 2026-06-03 |
| 9055 SW 73rd Ct Apt 1603 | condos | 1 | 1 | 657 | $260,000 | 2026-05-26 |
| 6709 N Kendall Dr Apt 209 | condos | 1 | 1 | 710 | $198,000 | 2026-05-15 |
| 9066 SW 73rd Ct Apt 2002 | condos | 1 | 1 | 797 | $260,000 | 2026-04-17 |
| 6705 N Kendall Dr Apt 306 | condos | 1 | 1 | 700 | $205,000 | 2026-04-16 |
| 9055 SW 73rd Ct Apt 707 | condos | 1 | 1 | 845 | $280,000 | 2026-03-31 |
| 8607 SW 68th Ct Apt 5 | condos | 1 | 1 | 574 | $230,000 | 2026-02-26 |
| 8267 SW 128th St Apt 208 | condos | 1 | 1 | 672 | $206,000 | 2026-02-10 |
| 7350 SW 89th St Unit 808S | condos | 1 | 1 | 759 | $320,000 | 2026-01-30 |
| 7350 SW 89th St Unit 617S | condos | 1 | 1 | 1,198 | $395,000 | 2026-01-26 |
| 7923 SW 104th St Unit 114F | condos | 1 | 1 | 854 | $258,000 | 2025-12-23 |
| 8281 SW 128th St Unit 204-1 | condos | 1 | 1 | 672 | $255,000 | 2025-12-19 |
| 9125 SW 77th Ave Unit 805 | condos | 1 | 1 | 800 | $215,000 | 2025-12-19 |
| 8603 SW 68th Ct Apt 27 | condos | 1 | 1 | 578 | $225,000 | 2025-12-04 |
| 7350 SW 89th St Unit 1103S | condos | 1 | 1 | 828 | $326,000 | 2025-12-02 |
| 9651 SW 77 Ave Unit 207E | condos | 1 | 1 | 677 | $220,000 | 2025-11-13 |
| 9055 SW 73rd Ct Apt 1703 | condos | 1 | 1 | 657 | $149,000 | 2025-11-06 |
| 6707 N Kendall Dr Apt 105 | condos | 1 | 1 | 710 | $237,000 | 2025-10-10 |
| 7907 SW 104th St Unit 204H | condos | 1 | 1 | 854 | $270,000 | 2025-10-08 |
| 7957 SW 104 St Unit 107B | condos | 1 | 1 | 854 | $229,000 | 2025-10-02 |
| 9055 SW 73rd Ct Apt 609 | condos | 1 | 1 | 670 | $270,000 | 2025-09-15 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 9490 SW 77th Ave Apt N6 | condos | 1 | 1 | 875 | $300,000 | — |
| 7270 SW 88th St Unit B202 | condos | 1 | 1 | 797 | $285,000 | — |
| 7270 SW 88th St Unit B602 | condos | 1 | 1 | 797 | $349,000 | — |
| 7350 SW 89th St Unit 1809S | condos | 1 | 1 | 816 | $319,900 | — |
| 9055 SW 73rd Ct Apt 406 | condos | 1 | 1 | 957 | $379,000 | — |
| 7350 SW 89th St Unit 2008S | condos | 1 | 1 | 828 | $319,900 | — |
| 7280 SW 89th St Unit D502 | condos | 1 | 1 | 941 | $315,000 | — |
| 7285 SW 90th St Unit D613 | condos | 1 | 1 | 894 | $365,000 | — |
10-year hold projection
IRR-5.2%
Equity multiple0.12x
Total return (10yr)-$23,726
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $272,950 | $2,232 | -$15,356 | $209,701 | $63,249 |
| 2 | $281,139 | $2,402 | -$15,217 | $207,245 | $73,893 |
| 3 | $289,573 | $2,580 | -$15,071 | $204,620 | $84,953 |
| 4 | $298,260 | $2,766 | -$14,918 | $201,815 | $96,445 |
| 5 | $307,208 | $2,959 | -$14,758 | $198,817 | $108,391 |
| 6 | $316,424 | $3,162 | -$14,590 | $195,613 | $120,811 |
| 7 | $325,917 | $3,373 | -$14,414 | $192,189 | $133,728 |
| 8 | $335,694 | $3,594 | -$14,229 | $188,530 | $147,164 |
| 9 | $345,765 | $3,824 | -$14,036 | $184,620 | $161,145 |
| 10 | $356,138 | $4,064 | -$13,833 | $180,441 | $175,697 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.