Allapattah
General area shown. The exact address and Airbnb-approved building are shared under NDA when you reserve or book a call.
Miami, FL1BR1BA900 sqft$2,300/mo lease
Worth acquiring. The numbers clear our bar with room to spare.
Operating profit, before the one time startup capital ($24,900), which the ROI and payback above already account for.
Executive summary
Allapattah is an emerging, Health-District-anchored submarket with genuinely thin dedicated short-term-rental supply — most operating comps are studios or 2BRs, or sit in adjacent Wynwood — so this 1BR/sleeps-4 would enter with little direct competition, a double-edged sword that means low ADR pressure but unproven nightly demand the operator should validate live. The decisive finding is that live base nightly rates for comparable one-bedroom units run well below the locked model's assumption: a pool-equipped 1BR/sleeps-4 in Wynwood shopped in the low-$90s at trough and a branded aparthotel topped near $200 in shoulder season, so blended annual base pricing sits materially under the model's headline rate. On typical Allapattah lease economics with the full locked OpEx (including third-party management), the per-night economics are thin — this reads as a breakeven-to-negative cash-flow play at market ADR rather than the strong performer the fast-research tier implied, and it only turns attractive with a renegotiated rent basis, self-performed management, or a pivot to 30+ day medical-district stays. Legally it is workable but layered — DBPR licensing plus a Miami-Dade Certificate of Use and City business-tax receipt are required, the 2-per-bedroom-plus-2 rule caps this unit at exactly four guests (matching the intake, no conflict), and enforcement is active with escalating fines — so compliance must be locked before launch. Upside is real but longer-dated: a $243M CRA plan and multiple large multifamily projects signal a strengthening land-value and ADR-ceiling trajectory, while near-term risks are demand validation, area safety perception in guest reviews, and new supply. Note: Comp ADRs shown are base nightly rates. Y1 Net calculations include separate cleaning fee revenue from Revarity locked constants.
The money model
Three honest scenarios: bear (conservative), base (realistic), and bull (stretch). Base is what we underwrite to.
These come from our standard market read. The deep comp shop found 3 usable listings, under the 6 we require before a comp shop is allowed to set the numbers.
Seasonal demand & event calendar
What drives the peaks: named local demand catalysts.
Live comps: what the market actually shows
2 of 5 listings left out, their nightly rate wasn't clear
- Great central Wynwood location
- Rooftop pool a highlight
- Good value
- Some noise from the district
- Convenient central Miami location
- Spacious for groups
- Good for the price
- Basic finishes
- Professional aparthotel service
- Rooftop pool & amenities
- Walk to Wynwood Walls
- Premium price point
- Excellent location near Wynwood & metro
- Warm, responsive Superhost
- Great value
- Authentic local Allapattah feel
- Studio is compact/basic kitchenette
- Easy access to everything
- Modern apartment
- Good for small groups
- Central to airport/Wynwood
- Free parking
- Thin review history
- Close to art district & downtown
- Quiet at night
- Repeat guest
- Responsive property manager
- Modern residence
- Good for friend groups
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
The two strongest operating comps (Sentral Wynwood and Heart of Wynwood) both lead with rooftop/outdoor pools; a leased apartment can rarely add one, so choose a building that already has pool/rooftop access or compete on superior interior + parking instead.
Nearby studios advertise beach equipment/gear as a low-cost differentiator; cheap to stock and photographs well for a 3-miles-to-South-Beach location.
Not a luxury amenity but a direct answer to the recurring 'feels rough at night' review theme in this submarket; improves conversion and safety perception for self-check-in.
Cost, ADR lift and rate targets are estimates derived from the live comp set. Advisory only, never part of the verdict, tier, or Year 1 math.
Regulatory & landlord read
Is short term rental legal here, and who owns/manages the building.
Miami-Dade County Code Ch. 33 (vacation rentals) + civil penalties under Ch. 8CC; City of Miami zoning (Miami 21) + Business Tax Receipt; FL DBPR vacation-rental licensing (FS Ch. 509). https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp
Pending: FL SB 280 (statewide STR registry/preemption) passed legislature but was VETOED by Gov. DeSantis June 2024; another statewide preemption attempt is plausible in the 2025–26 session but no radical change is expected near-term.; City of Miami has tightened STR enforcement and unannounced inspections into 2026; permit numbers must appear on all listings.
[Cached: 2026-07-09] City of Miami requires a formal lodging-conversion process for STR; this is a standard residential home, not a purpose-built STR property.
Seasonal pricing rate card
Suggested ADR targets by season and the named local events that drive the peaks.
| Period | ADR target | Min stay | Note |
|---|---|---|---|
| Art Basel week (early Dec) | $260–340 | 3 nights | Biggest demand spike of the year across Wynwood/Allapattah — price to the event, not the calendar. |
| Winter peak weekend (Dec–Mar) | $185–235 | 2 nights | Snowbird/high season; sits near the local hotel ceiling. |
| Winter/high-season weekday (Dec–Apr) | $150–185 | 2 nights | Anchor to 3-star Health District hotel midweek rates. |
| Ultra / Miami Open / spring events (late Mar) | $190–250 | 3 nights | Festival + tennis overlap lifts city-wide demand. |
| Marlins home-game weekend (Apr–Sep) | $150–190 | 2 nights | LoanDepot Park ~1.5 mi; lean into game-day/parking positioning. |
| Shoulder (Apr–May, Oct–Nov) | $120–150 | 2 nights | Steady midweek; target medical-district and business travelers. |
| Summer weekday (Jun–Sep) | $95–125 | 2 nights | Trough — hotels cap this; mid-term/medical stays are the unlock. |
| Summer/trough weekend | $120–150 | 2 nights | Modest weekend bump on an otherwise soft season. |
Cost, ADR lift and rate targets are estimates derived from the live comp set. Advisory only, never part of the verdict, tier, or Year 1 math.
Neighborhood trajectory
Where this submarket is heading: capital, prices, and the ADR ceiling.
Named developments and hundreds of millions in committed investment (CRA + multiple Live Local Act towers) are leading indicators of a strengthening 5–10 yr land-value and ADR-ceiling trajectory. Most near-term new units are workforce/affordable long-term rentals, so direct STR competition growth is moderate — but the same pipeline steadily raises the neighborhood's ceiling.
- Allapattah CRA infrastructure & affordable-housing roadmap · $243M plan ($877M projected 30-yr TIF) (approved July 2026)
- Dulce Vida mixed-income housing (Allapattah, 230 units) · $89.2M (under construction (broke ground Feb 2026))
- The Julia (Neology, 323 units) · $100M (delivered/TCO 2024)
- The Pattah (20-story, 280 units, Live Local Act) (proposed)
- No.17 Residences Allapattah (192 units) · $31M refinance (operating)
The analyst's take
Emerging Health-District submarket with thin STR supply — but live base ADRs run well below the model; thin, breakeven-to-negative at market lease rents.
- Pivot to 30+ day medical/traveling-nurse stays (Jackson, UM, VA, Bascom Palmer within ~1 mi) for steadier occupancy
- Compliant/permitted operation in a low-compliance submarket is a competitive edge
- Strong in-unit amenity stack (in-unit W/D, workspace, coffee, parking) differentiates vs studio comps on building laundry
- $243M CRA + Wynwood spillover lifting the ADR ceiling over 3–5 yrs
- Event/peak-season pricing (Art Basel, winter season, Marlins) to lift the annual blend
- Live base ADRs (~$134 median) run ~40% below the model's $222 — the core economics risk
- Thin/unproven nightly STR demand in immediate Allapattah; must validate live
- Area safety perception (violent-crime D+, property C-) surfacing in guest reviews
- Regulatory enforcement + FEMA AE flood-zone insurance carry
- New multifamily supply (Live Local Act towers) over the medium term
What guests say: POSITIVE THEMES (across ~75 reviews from Sojourners Studio, Heart of Wynwood, Vacation Home Allapattah): - Location: Guests repeatedly praise central access to Wynwood, the Health District, the metro/trolley and airport. - Host hospitality: Responsive, welcoming Superhost communication is a recurring highlight. - Value: Rates feel fair for the space and proximity to attractions. - Cleanliness & comfort: Units read as clean and comfortable for couples/small groups. - Authentic local feel: Travelers enjoy the real, non-touristy Allapattah/Wynwood neighborhood character. NEGATIVE / WATCH THEMES: - Area feels industrial/rough after dark: Safety perception is the most common soft complaint — mitigate with lighting, keyless entry and clear arrival instructions. - Compact/basic units: Studio comps draw notes on small size and kitchenettes — subject's larger 900sqft 1BR is an edge to emphasize. - Noise & street parking: District activity and street parking come up; subject's included parking is a plus to feature. - Getting around: A few guests note a car is helpful; highlight metro/trolley proximity. - Occasional AC/plumbing nits: Watch HVAC upkeep in summer heat and plumbing/clog notes seen on older units.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
No building-specific pest complaints found for this address on public review or registry sources.
Allapattah carries a D+ violent-crime grade and documented encampment-related shooting in April 2025, though the incident was roughly 0.8mi from the subject address.
No active Airbnb listings tied to Allapattah found; sparse STR presence at this specific address.
Projected STR ADR floor of ~$129 sits well below the $215–$253 cheapest 3-star hotel range near Allapattah.
Subject asking rent of $2,300 is approximately 14–15% above the Allapattah 1BR market median of ~$2,005.
No eviction filings, building violations, or adverse court records surfaced for this address or the listing agent.
Allapattah STR supply is sparse near this address — VRBO shows only ~37 total units across the full neighborhood.
[Cached: 2026-07-09] Allapattah sits adjacent to Miami's Health District — one of the largest in the country — and within 4mi of MIA and PortMiami.
I-95/I-195 interchange is Allapattah's northeastern border; MIA flight paths affect the neighborhood; no bars cluster confirmed within 0.15mi of subject.
Dulce Vida (227 units, construction started Q1 2026) and CRA-planned pipeline introduce moderate new supply within 1mi over 18–24 months.
Tier 3 — not run. Trigger 'Go Deeper' to add this domain.
Tier 3 — not run. Trigger 'Go Deeper' to add this domain.
Sources: every figure links back (34)
Open any to verify the data yourself.
- 01Native Pest Management – Miami · Miami's warm climate creates year-round pest pressure — ants, roaches, spiders, rodents, and termites are always trying to get inside.
- 02Native Pest Management – Cockroach Control · Cockroach season peaks in Miami between June and September, but due to the area's warm and humid climate, you can find roaches in your home throughout the year.
- 03CrimeGrade.org – Allapattah Violent Crime · The D+ grade indicates that the rate of violent crime is higher than that of the average US neighborhood.
- 04Local 10 News – Miami Encampment Shooting · Miami-Dade prosecutors filed the case after a shooting on April 4, where some of the homeless in Miami set up tents under the shade of Interstate 95 in Allapattah.
- 05AmberStudent – Miami Dangerous Areas 2026 · Larceny and car break-ins rose about 3% in 2025, making property crime the top concern.
- 06NestApple – Most Dangerous Neighborhoods Miami 2025 · Despite a significant police presence, crime rates in the neighborhood remain 125% above the national average.
- 07VRBO – Allapattah Miami Vacation Rentals · Discover a selection of 22 homes, 15 apartments, and other vacation rentals in Allapattah that are perfect for your trip.
- 08KAYAK – Allapattah Miami Hotels · The cheapest 3-star hotel in Allapattah (Miami) found on KAYAK in the last 2 weeks was $215, while the most expensive was $253.
- 09Momondo – Allapattah Miami Hotels · On average, rooms will cost around $145 per night.
- 10Booking.com – Hotels near Allapattah Station · Renzzi Wynwood Apartments provides accommodations with free Wifi and free private parking. Price from $178 per night.
- 11Apartments.com – Allapattah Miami Rent Data · one bedroom Allapattah apartments rent for around $2,005 per month.
- 12Zillow – Allapattah Miami · The Rent Zestimate for this Multiple Occupancy is $2,705/mo.
- 13Tropics Shores Realty – MLS Listing B26024377 · Allapattah 2, Miami, FL Allapattah with 1 bedrooms, 1 bathrooms, and is listed at $2,300
- 14City of Miami – Short-Term Rental/Lodging Procedures · If you are looking to convert or construct apartment or condominium units for Short-Term Rental/Lodging use, this guide applies to you.
- 15Minut – Florida STR Laws 2026 · The City of Miami requires a formal process to convert units to lodging use, including an Operational Management Plan, a Certificate of Use and Occupancy, DBPR licensing, and a city Business Tax Receipt.
- 16CambridgeHomeLoan.com – Florida STR Laws by City (updated July 8, 2026) · A DBPR vacation rental license is required to rent an entire home or condo for stays under 30 days more than three times a year.
- 17Avantio – Florida Vacation Rental Laws 2026 · Senate Bill 280 proposed statewide registration, expanded safety enforcement, and stronger preemption expansion, but it was vetoed in June 2024, and has not taken effect.
- 18Miami-Dade County – Short-Term Vacation Rentals · For properties located within a municipality, the owner or responsible party must contact the respective municipal government for its regulations.
- 19Miami-Dade – STR Compliance Portal · Operating a vacation rental without a Certificate of Use is a violation of the County Code and the civil penalty schedule is as follows...
- 20Cached from prior Revarity research · 2026-07-09
- 21Neighborhoods.com – Allapattah Guide · The district is home to many of the city's largest hospital systems, including Jackson Memorial Hospital...Miami VA Medical Center, University of Miami Hospital, and Holtz Children's Hospital.
- 22Wikipedia – Allapattah · Interstate 95 and 195 converge in Allapattah's northeast corner, but it's public transportation that provides easy access.
- 23Homes.com – Allapattah Local Guide · It's served by three Metrorail stops, which is not that common in Miami. It's a very transit-oriented neighborhood.
- 24MIA 2023 Noise Contour Report · Miami International Airport Calendar Year 2023 Noise Contours Technical Noise Report
- 25CityBiz – Dulce Vida Allapattah Construction Loan · Dulce Vida, a new 227-unit mixed-income apartment in Allapattah...Construction is expected to begin in the first quarter of 2026.
- 26Miami Today News – Allapattah CRA Plan · On April 24, The Miami City Commission approved the Community Redevelopment Agency (CRA) Plan for Allapattah, paving the way for long-term investment.
- 27VRBO comp #1 · Heart of Wynwood - Rooftop Pool - Balcony
- 28VRBO comp #2 · Vacation Home in Heart of Miami - Allapattah
- 29VRBO comp #3 · Sentral Wynwood (branded aparthotel)
- 30Airbnb comp #4 · Sojourners Studio near Wynwood
- 31Airbnb comp #5 · Cozy Allapattah Getaway
- 32VRBO comp #6 · Private Studio, 5 minutes to everything in Miami
- 33VRBO comp #7 · Stylish Studio Near Wynwood & Design District
- 34VRBO comp #8 · Sleek & Modern Townhome & Shared Backyard Oasis
Figures shown are modeled projections from our analysis engine, not guarantees. Verify everything before committing. Some listing data provided by RentCast.
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