13707 Kendale Lakes Cir Ph 13
Miami, FL 33183 · condos · For Sale · 104 days on market
Asking price$214,700
1 beds 2 baths 742 sqft
Listed by Carlos Martinez · Bank On It Realty
Typecondos
Built1974
Price / sqft$289
Est. value (own analysis)$214,898
Rent estimate (own analysis)$1,925/mo
HOA$440/mo
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Statusfor_sale
Listed date2026-05-21
Removed date—
MLSBeachesMLS #B26031494
Coordinates25.70581, -80.41533
Address13707 Kendale Lakes Cir Ph 13
CityMiami
StateFL
Zip33183
Listing ID6904884484
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33183)
Typical home value (ZHVI)$399,570
Typical rent (ZORI)$2,514/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 | $214,700 |
| Down payment (20.0%) | $42,940 |
| Loan amount | $171,760 |
| Closing costs (5.0%) | $10,735 |
| Total cash to close | $53,675 |
| Income | |
| Rent (comp-derived) | $1,925$23,100 |
| Vacancy loss (8.0%) | |
| Effective gross income | $1,771$21,252 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $340$4,079 |
| Insurance (placeholder 0.8% of price) | $143$1,718 |
| HOA dues | $440$5,280 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $96$1,155 |
| Total operating expenses | $1,019$12,232 |
| 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) | $96$1,155 |
| 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 | 750 | $2,100 | 2026-08-16 | — | |
| condos | 1 | 2 | 705 | $1,750 | 2026-08-13 | — | |
| apartment | 1 | 1 | 711 | $1,950 | 2026-04-27 | — | |
| condos | 1 | 1 | 725 | $1,780 | 2026-07-29 | — | |
| apartment | 1 | 1 | 703 | $1,900 | 2026-03-20 | — | |
| condos | 1 | 1 | 500 | $2,100 | 2026-08-26 | — |
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 |
|---|---|---|---|---|---|---|
| 6210 SW 131st Ct Apt 204 | condos | 1 | 1 | 630 | $230,000 | 2026-06-11 |
| 13781 SW 66th St Unit 129B | condos | 1 | 1 | 750 | $246,000 | 2026-05-07 |
| 6220 SW 131st Ct Apt 204 | condos | 1 | 1 | 630 | $144,750 | 2026-04-23 |
| 13151 SW 62nd Ter Apt 103 | condos | 1 | 1 | 630 | $230,000 | 2026-04-14 |
| 5618500041 | condos | 1 | 1 | 711 | $234,000 | 2026-02-27 |
| 13783 SW 66th St Unit 203A | condos | 1 | 1 | 750 | $210,000 | 2026-02-26 |
| 13783 SW 66th St Unit 215A | condos | 1 | 1 | 750 | $210,000 | 2026-02-26 |
| 8301 SW 142nd Ave Apt A204 | condos | 1 | 1 | 665 | $199,000 | 2025-12-29 |
| 8500 SW 133rd Ave Rd Apt 104 | condos | 1 | 2 | 705 | $195,000 | 2025-11-10 |
| 14140 SW 84th St Unit 104H | condos | 1 | 1 | 744 | $171,000 | 2025-09-19 |
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 |
|---|---|---|---|---|---|---|
| 13791 SW 66th St Unit 169E | condos | 1 | 1 | 750 | $236,000 | — |
| 14250 SW 62nd St Apt 312 | condos | 1 | 2 | 812 | $169,999 | — |
| 13789 SW 66th St Unit 283F | condos | 1 | 1 | 750 | $214,995 | — |
| 13781 SW 66th St Unit 231B | condos | 1 | 1 | 750 | $209,995 | — |
| 8700 SW 133rd Ave Rd Apt 109 | condos | 1 | 2 | 705 | $200,000 | — |
| 6219 SW 131st Pl Apt 204 | condos | 1 | 1 | 630 | $210,000 | — |
| 13787 SW 66th St Unit 254D | condos | 1 | 1 | 750 | $245,000 | — |
10-year hold projection
IRR3.8%
Equity multiple1.61x
Total return (10yr)$60,607
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $221,141 | $9,020 | -$5,380 | $169,898 | $51,243 |
| 2 | $227,775 | $9,352 | -$5,077 | $167,907 | $59,868 |
| 3 | $234,608 | $9,695 | -$4,764 | $165,781 | $68,828 |
| 4 | $241,647 | $10,050 | -$4,439 | $163,508 | $78,139 |
| 5 | $248,896 | $10,418 | -$4,103 | $161,079 | $87,817 |
| 6 | $256,363 | $10,798 | -$3,755 | $158,483 | $97,880 |
| 7 | $264,054 | $11,191 | -$3,394 | $155,709 | $108,345 |
| 8 | $271,976 | $11,597 | -$3,021 | $152,744 | $119,231 |
| 9 | $280,135 | $12,018 | -$2,635 | $149,576 | $130,559 |
| 10 | $288,539 | $12,453 | -$2,235 | $146,190 | $142,348 |
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.