Selling a tenant-occupied investment property in Kendall is not straightforward. The access is limited. The timeline is uncertain. And pricing a property with a roof that needs replacement adds another layer of complexity. When the owner of 6811 SW 105 CT finally decided to sell after years of renting, Joanna Jimenez had a clear strategy — and the results proved it.
Six days on the market. Six offers. Sold above asking price.
In This Article
- How Joanna used an off-market strategy to test price and build buyer momentum
- What the tenant-in-place challenge looked like — and how Compass tools solved it
- How 12 back-to-back showings in one evening generated a multiple-offer situation
- What this sale reveals about the Kendall single-family home market right now
THE PROPERTY: WHAT WAS SOLD
6811 SW 105 CT is a single-family home located in Kendall, Miami. The property had been held by a senior investor for many years. For most of that time, Joanna and The Opes Group had managed the rental relationship — securing top-of-market rent for the owner year after year.
As rental income softened and a major expense emerged — a roof replacement — the calculus shifted. The owner spent approximately two years weighing whether to repair and continue renting or sell and redeploy the capital. The decision to sell ultimately won.
At the time of listing, a tenant was still in place. That tenant had limited availability for showings due to work schedules, which shaped the entire strategy.
- Property type: Single-family home
- Location: 6811 SW 105 CT, Kendall, Miami, FL
- Seller profile: Long-term investor; property managed by The Opes Group for rental for several years
- Days on market (live): 6 days
- Offers received: 6 total
- Sale result: Above asking price
- Key condition factor: Roof replacement needed
- Challenge: Tenant in place with limited showing access
FAQ — Property Snapshot
What type of property was sold?
A single-family home in Kendall, Miami — owned by a long-term investor who had rented the property for several years before deciding to sell.
What made this listing situation unusual?
A tenant was in place with a restrictive work schedule that limited access for showings. The property also needed a roof replacement, which directly affected pricing strategy and buyer negotiations.
How long had the owner worked with Joanna before the sale?
Joanna had helped the owner rent the property every year for approximately six to seven years before the decision to sell was made. The relationship began through a referral from the owner’s son, whom Joanna had helped purchase a property.
What was the condition of the property before listing?
The property required a roof replacement. Professional photography was completed, including virtual staging for vacant-period photos. No video was produced due to the tenant occupancy.
THE STRATEGY: HOW JOANNA JIMENEZ POSITIONED THE LISTING
The tenant-in-place situation meant a traditional listing wasn’t possible from day one. Joanna used Compass’s off-market program to begin marketing the property while the tenant was still in residence — generating showings, testing price, and collecting buyer feedback without accumulating days on market.
That off-market phase proved invaluable. Buyer feedback consistently pointed to one issue: the price needed to come down to reflect the cost of the roof. An offer came in during the off-market period, reinforcing that message. Rather than resist it, Joanna adjusted. When the tenant finally granted access and the property went live, it was priced correctly — and the market responded immediately.
On the first available evening, 12 private showings were scheduled back to back over three hours. That single session generated the buyer competition needed for a multiple-offer outcome. Professional photography and virtual staging, an email database campaign, and digital ads supported the push.
- Used Compass off-market program to show and market the property while tenant was in place
- Tested listing price off-market and adjusted based on buyer feedback and an off-market offer
- Strategically priced at go-live to attract maximum buyer competition
- Scheduled 12 back-to-back private showings in one evening upon tenant granting access
- Professional photography produced; virtual staging applied to vacant-period photos
- Email database and digital ad campaigns deployed
- No video produced — tenant occupancy prevented it; photography and digital marketing carried the campaign
FAQ — Listing Strategy
What was the off-market strategy and why did it matter?
Compass’s off-market program allowed Joanna to market and show the property before it went live on the MLS — without accumulating days on market. This let the team test pricing, gather buyer feedback, and receive an offer before the public launch. That feedback directly shaped the pricing strategy that produced the bidding war.
How was the property marketed without video content?
Professional photography, including virtual staging for vacant-period images, anchored the visual marketing. Email campaigns to The Opes Group’s buyer database and targeted digital ads drove awareness. The marketing was strategic rather than volume-based — focused on reaching the right buyers efficiently.
Why was pricing strategy so critical for this property?
The roof replacement requirement was a known cost to buyers. Off-market feedback confirmed that the original price was too high given that factor. Adjusting before going live meant buyers competed on price rather than walking away. That shift created the multiple-offer environment.
What role did the off-market offer play?
An offer received during the off-market phase served as a real-time price signal. It confirmed what buyer feedback was already indicating. Joanna used that data point to set a competitive list price before the public launch.
THE RESULT: TIMELINE, OFFERS, AND OUTCOME
Once the property went live, it moved fast. Six days on the market. Twelve showings in a single evening. Six total offers — most of them above asking price. The property went under contract above the listed price.
Because the roof replacement was a known issue, the winning buyer negotiated a credit toward closing costs rather than a price reduction. Net proceeds reflected that credit. The owner’s goal — selling quickly, avoiding vacancy, and maximizing return — was achieved.
A neighboring property with a similar layout but less strategic marketing sold for significantly less during the same period. The contrast illustrates directly what pricing and positioning delivered for this seller.
- Days on market (live): 6 days
- Total offers: 6
- Sale result: Above asking price
- Buyer credit: Provided toward roof replacement cost at closing
- Off-market phase: Produced one offer and critical pricing feedback before go-live
- Showings on launch evening: 12 private showings back to back
- Comparable result: A similar nearby home with less strategic marketing sold for less
FAQ — Sale Result
How many days was the property on the market?
Six days from the time it went live. The off-market phase preceded the public listing and allowed the team to refine pricing without counting days on market.
How many offers were received?
Six total offers. The majority came in above asking price, creating a competitive multiple-offer situation.
Did the property sell above or below asking price?
Above asking. The final contract price exceeded the list price, though a buyer credit was provided for the roof replacement — which affected the net proceeds slightly.
What made this outcome possible?
The combination of off-market price testing, strategic repricing before go-live, and the concentrated showing block on launch day. Each element was designed to maximize buyer competition and protect the seller from the risks of a drawn-out listing.
WHAT THIS SALE SAYS ABOUT THE KENDALL MARKET
The Kendall single-family home market is strong. This sale is evidence of that. Six offers in six days — on a property with a known repair need — reflects the level of buyer demand that exists in this neighborhood right now.
What the market is also showing, however, is nuance. Many of the buyers submitting offers were financing the purchase and seeking credits at closing rather than price reductions. That dynamic is important for Kendall sellers to understand. The discount doesn’t disappear — it shifts from the sale price to the closing cost credit. Sellers who understand this and price accordingly are better positioned to generate competition and maximize their net. Visit the Kendall FL Realtor page to learn more about current conditions in this market.
- The single-family home market in Kendall is active — buyer demand is real
- Financed buyers often negotiate credits rather than price reductions — pricing strategy must account for this
- Off-market programs can protect sellers from days-on-market accumulation when access is limited
- A well-priced property in Kendall can generate multiple offers quickly
- Comparable sales in the same neighborhood can be significantly lower when marketing and positioning are weaker
- Long-term investor sellers benefit from working with an agent who knows the property’s rental history and market context
FAQ — Local Market Insight
What does this sale say about the Kendall single-family home market?
It confirms that buyer demand is strong. A tenant-occupied property with a needed roof replacement received six offers in six days. Priced and positioned correctly, Kendall single-family homes are attracting serious, competitive buyer interest.
Are buyers in Kendall paying above asking price?
Yes — when properties are priced correctly. The key distinction is that many financed buyers are seeking closing cost credits rather than list price reductions. The net effect is similar, but sellers who understand this dynamic can still achieve strong outcomes.
What should investor-sellers in Kendall know before listing?
That tenant-in-place situations don’t have to delay a sale. Compass’s off-market tools allow for marketing and showing without triggering days on market. Sellers who have been renting their properties should consult with an agent who understands both the rental history and the current sales market before making a decision.
Why does working with the right agent matter in a strong market?
Because even in a strong market, outcomes vary. A comparable nearby home sold for less during the same period — the difference was marketing, positioning, and pricing strategy. A strong market creates opportunity. The right agent captures it.
WORK WITH JOANNA JIMENEZ AND THE OPES GROUP
Joanna Jimenez managed this owner’s rental property for six to seven years before the sale. When the time came to sell, that long-term relationship meant she already understood the property, the owner’s goals, and the local market dynamics. The result — six offers in six days, sold above asking — reflects what happens when strategy, timing, and trust come together.
The Opes Group at Compass works with both investor-sellers and traditional homeowners across Kendall and Miami-Dade. Whether a property has a tenant in place, needs repairs, or has been sitting off-market, the team has tools and experience to navigate every scenario. Explore what selling looks like with The Opes Group by visiting the Kendall FL Realtor page, or read about what Miami-area sellers need to know before going to market.
- Off-market strategy for tenant-occupied or access-limited properties
- Pricing analysis based on real buyer feedback — not assumptions
- Professional photography and virtual staging
- Email database and digital ad campaigns
- Strategic showing coordination to maximize buyer competition
- Skilled negotiation on credits, pricing, and closing terms
- Full Compass marketing tools and Opes Group operational support
- Long-term investor relationship management, including rental guidance
If you are an investor or homeowner in Kendall considering a sale, contact Joanna Jimenez and The Opes Group for a custom strategy consultation.
FAQ — Working With Joanna Jimenez and The Opes Group
Can Joanna help investor-sellers in Kendall?
Yes. Joanna has extensive experience working with long-term investors in the Kendall market — including managing rental properties and advising on the rent-versus-sell decision. When the time to sell arrives, she is already familiar with the property and the owner’s priorities.
What is the Compass off-market program?
It is a tool that allows sellers to market and show their property without it appearing as active on the MLS — which means no days-on-market accumulation. This is especially valuable when a tenant is in place or access is otherwise limited. The Opes Group used this program successfully for 6811 SW 105 CT before the public launch.
Can The Opes Group help price a property that needs repairs?
Yes. Understanding how buyer feedback responds to known repair needs — and adjusting price accordingly before going live — is a core part of the strategy. This approach directly contributed to the bidding war on this property.
When should a Kendall seller reach out?
As early as possible. The off-market phase, pricing analysis, and preparation all take time. Sellers who engage early have more options. Contact Joanna to schedule a complimentary consultation before you are ready to list.