Brickell
General area shown. The exact address and Airbnb-approved building are shared under NDA when you reserve or book a call.
Miami, FL1BR1BA710 sqft$3,500/mo lease
Worth acquiring. The numbers clear our bar with room to spare.
Operating profit, before the one time startup capital ($39,000), which the ROI and payback above already account for.
Executive summary
Brickell is one of the deepest, most event-driven nightly-rental submarkets in the country, and the operating comps that legally run daily rentals — clustered in AKA/Brickell Arch, Icon, Smart Brickell and the Brickell Bay Club aparthotels — show healthy per-night economics and consistent occupancy, so on paper this pencils as a solid cash-flow play. The problem is the specific asset: Brickell is 'My Brickell,' a condo whose declaration caps leasing at roughly 6–12 times a year with a 30–60 day minimum, and the lease's STR permission is unconfirmed — meaning a true nightly model here is more likely non-compliant than not, exposing the operator to association fines and injunction risk on top of city/DBPR licensing. The comp market anchors to daily-rental-approved towers, so their ADRs overstate what a min-30-day mid-term furnished play (the only clearly-legal path in this building) would earn, and my blended annual ADR sits meaningfully above the vendor's trailing-twelve actual, which I attribute to peak Feb–May shopping and to dormant units dragging the vendor set. My honest read: the neighborhood is a clear yes, but this unit is a conditional pass — the economics are attractive only if the board and lease unambiguously permit the intended rental cadence, otherwise reposition as a 30-day+ corporate/mid-term rental at lower effective ADR. Supply risk is moderate (heavy luxury-condo pipeline is mostly for-sale, not nightly-STR competition) and demand is exceptional through the 2026 World Cup and the annual event stack. 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.
Nightly rate and occupancy are set by 6 live comps we shopped on 2026-08-31.
Seasonal demand & event calendar
What drives the peaks: named local demand catalysts.
Live comps: what the market actually shows
- Prime Brickell location / walkable
- Legal/hotel-run STR reassurance
- Comfy beds & clean unit
- Responsive host
- Central Brickell / steps to Mary Brickell Village
- Construction noise warning (facade work)
- Strict no-party / fine policy
- Front-desk fob & main-guest check-in friction
- 5 min to Brickell City Centre
- Sleeps 4 aparthotel
- Professionally managed (Oneluxstay)
- Convenient to Brickell City Centre
- Sleeps 4
- Value aparthotel
- Wonderful rating 9.0/10
- Prime Brickell location
- Full-amenity condo
- Central Brickell
- Professionally managed
- Modern furnishings
- Good location
- Airbnb-friendly building
- Basic but functional
- New condotel (Miami Worldcenter)
- Daily-rental designed
- Bay/city views
- Waterfront views
- Free parking valued
- Superhost responsiveness
- Walkable location
- 5-star hotel service
- High-floor views
- Guest-favourite consistency
- Amenity-rich
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
Several winning comps (AKA/Brickell Arch, Brickell Bay Club aparthotels) accept dogs while the subject is 'None.' Opening a pet segment lifts occupancy in shoulder months and widens the booking funnel.
Comps that advertise sleeps 4–5 do so with a den/sofa bed; a 1BR needs a comfortable pull-out to credibly market to families/groups at the county's 4-person cap.
Smart Brickell markets on-site EV charging; confirming/adding building EV access is a low-cost listing differentiator for the affluent Brickell traveler.
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 Sec. 33-28 (Vacation Rentals) https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp ; City of Miami transect zoning (lodging permitted in T5/T6 urban-core, not residential T3) ; PLUS My Brickell condo declaration (30–60 day minimum lease). Note: subject is inside the City of Miami, not unincorporated county and not Miami Beach.
Pending: Proposed City of Miami 'apartment hotel' transect category that could permit nightly STR in residential zones — not yet approved; Statewide SB 280 / HB 1537 preemption vetoed June 2024; no statewide change in force for 2026; 2026 HB 79 adds water-proximity (pool) safety requirements for licensed vacation rentals
Flags: No landlord LLC identifiable — My Brickell units are individually-owned condos leased by owners/agents, not a single institutional landlord; Condo declaration restricts leasing to a 30–60 day minimum and 6–12 leases/year, which structurally limits a nightly-STR sublease and is the dominant deal risk
High-severity risk: My Brickell condo docs impose a 30–60 day minimum lease with a per-year rental cap — nightly STR is not permitted.
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 / Miami Art Week (early Dec) | $400–525 | 3–4 nights | Citywide peak; rates spike well above hotel ceiling. |
| F1 Miami GP weekend (early May) | $425–550 | 3 nights | Highest single-weekend premium of spring. |
| FIFA World Cup (Jun 15–Jul 18, 2026) | $350–500 | 3 nights | One-time 2026 driver; match-day clusters command the top of range. |
| Winter high season / events (Feb–Mar: Boat Show, Ultra, Miami Open) | $300–380 | 2–3 nights | Sustained peak-season demand; anchor to observed $335–366 comps. |
| Spring shoulder (Apr) & Fall (Oct–Nov) | $230–290 | 2 nights | Solid but off-peak; respect 4★ hotel weekend ceiling. |
| Summer low (Aug–Sep) weekday | $170–215 | 2 nights | Trough months; mid-stay/relocation demand is the unlock. |
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.
Brickell is a mature-but-still-appreciating luxury corridor (the 'Manhattan of the South') attracting branded towers (D&G, Cipriani, Mercedes-Benz, Baccarat). The heavy pipeline is overwhelmingly for-sale luxury condo product, not nightly-STR inventory, so it pressures land values upward more than it pressures nightly ADR; the one watch item is a cluster of large rental deliveries (e.g., Brickell Starlite ~2028) that could soften rents in the 33130/Brickell submarket around delivery.
- Brickell Starlite (39-story, 517 units) · ~$250M total (~$159M permit) (under construction, ~2028 delivery)
- Baccarat Residences Brickell (under construction, delivery late 2026)
- 888 Brickell (Dolce & Gabbana branded) · from ~$2.17M/unit (under construction, ~2027)
- Cipriani Residences Miami · from ~$2.15M/unit (under construction)
- Mercedes-Benz Places Brickell (announced/underway, ~2027)
- Una Residences (South Brickell, 135 units) (closings Q1 2026)
The analyst's take
Strong Brickell nightly demand, wrong building: My Brickell's 30–60 day minimum-lease rule likely blocks a nightly STR — verify before committing.
- Exceptional, diversified demand calendar (Boat Show, Ultra, Miami Open, F1, Art Basel, plus one-time 2026 FIFA World Cup Jun–Jul)
- Full resort-amenity stack + rooftop pool and walk-everywhere Brickell location support premium positioning
- If the board permits 30-day+ stays, a compliant corporate/mid-term furnished rental is a lower-risk fallback
- Brickell's tight Class-A rental market and rising land values support ADR-ceiling growth over the hold
- My Brickell condo declaration requires a 30–60 day minimum lease (6–12/yr) — likely prohibits nightly STR entirely
- Lease STR permission is UNSURE — subletting may be barred, risking eviction plus association fines
- Comp ADRs are drawn from daily-rental-approved towers and overstate what this building can legally earn nightly
- County occupancy cap (2/bed + 2 = 4) is exactly at the sleeps-4 target — zero headroom for larger groups
- Deal economics are highly sensitive to the furnished lease cost, which is an estimate here
What guests say: POSITIVE THEMES (across ~30 reviews read): - Location: near-universal praise for walkability to Brickell City Centre, Mary Brickell Village, Metromover and dining. - Amenities: rooftop pools, gyms and hotel-grade service (AKA/Brickell Arch) repeatedly called out as a highlight. - Cleanliness & comfort: comfy beds and clean, modern, well-stocked units. - Host/operator responsiveness: professional management (Oneluxstay, hotel programs) and quick communication. NEGATIVE / WATCH THEMES: - Construction/facade noise: multiple 2026 Brickell buildings under facade or balcony repair, with daytime noise and temporary pool/balcony closures — an emerging operational risk to screen for. - Parking logistics: off-site or valet-only parking (e.g., across the street) and added valet/fob fees cause friction. - Amenity restrictions: pools limited to weekends during repairs at some towers. - Check-in friction: single key/fob, mandatory front-desk registration of the main guest, and virtual-fob fees. - Party/noise policing: strict no-party rules with guest-passed fines — set expectations to avoid disputes.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
No bed-bug or roach reports tied to My Brickell; only generic Brickell-wide pest-pressure context.
Brickell earns an A safety grade but a crime index well above national/city average; no encampment or shooting trigger found.
Icon-area 1BRs show strong reviews, but the SUBJECT building (My Brickell) restricts stays to 30–60 days, capping true nightly STR.
Comp-implied 1BR ADR (~$280–300) sits comfortably above the median 3-star Brickell hotel, preserving cushion.
Healthy, deep long-term rental market at this building; 1BR rents stable in the ~$2,550–$3,150 range.
No eviction/bankruptcy tied to the subject unit, but building reviews flag valet/management complaints; no STR-operator litigation at this building.
Dense Brickell STR/mid-term cluster — comfortably more than 15 same-bed competitors within 0.25mi, though supply is professionally operated.
Five-plus named, quantified demand drivers within 5mi; Brickell is Miami's financial and entertainment core.
Airport departure corridor overhead, dense Brickell nightlife nearby, and periodic high-rise construction create real noise caution.
High-severity supply risk: ~4,254 units in Brickell's pipeline delivering 2025–2028, far above the 300-unit threshold.
FEMA Zone AE (flood insurance required) is the material insurance flag; no 15+ unresolved code-violation record surfaced for the address.
Brickell values and desirability are rising, not declining; strong income base and continued investment support the trajectory.
Sources: every figure links back (25)
Open any to verify the data yourself.
- 01ApartmentRatings — MyBrickell · The building manager is lazy... valet... chatting it up in the hallway loudly (no pest mentions in reviews)
- 02Dever Pest Control — Brickell · bed bugs in STR units (very common in Brickell), ghost ants, palmetto bugs
- 03DoorProfit — Brickell Crime · Brickell... has a crime safety grade of A as of 2026. The overall crime index is 150, which is 50% above the national average.
- 04BestPlaces — Brickell Crime · violent crime rate of 51.9, well above the national average of 22.7... property crime rate of 66.5
- 05PODS — Safest Miami Neighborhoods · Brickell... only 7 violent incidents per 1,000 residents... named the No. 1 neighborhood in Miami for 2025
- 06Miami Residence — My Brickell · Rental Policy: 6 times a Year, 60 Days minimum... the minimum rental period at My Brickell is 60 Days
- 07WeRentBrickell — Brickell #805 · the association permitting up to 12 rentals per year with a minimum 30-day lease
- 08Cached from prior Revarity research · 2026-08-31
- 09AirROI — Miami · Strong performing properties (Top 25%) achieve nightly rates of $357 or more
- 10MiamiCondoInvestments — 31 SE 6th #706 · 1 bed 710 interior sqft located at Brickell #706... listed For Rent for $2,550
- 11Apartments.com — My Brickell · My Brickell has 28 units available out of a total of 192 units... minimum rent of $2,600
- 12CBS News Miami · More than 30 families living at Brickell on the River South have filed a lawsuit against their condominium board
- 13Brickell.com — STR Buildings · Icon Brickell Tower 3 has the least restrictive rental policy... rent their units on a daily, weekly, monthly, or annual basis
- 14Airbnb — Brickell · Located in Icon Brickell... guests enjoy access to resort-style amenities including a large pool and on-site dining
- 15Niche — Brickell · constant construction noise, intense traffic during peak hours
- 16FEMA NFHL (per provided anchor) · FEMA flood zone: AE — Special Flood Hazard Area (flood insurance typically required)
- 17Mondial Realty — My Brickell · floor-to-ceiling glass windows, a private balcony... Completed in 2013/2014
- 18Apartments.com — Brickell · Brickell is fast becoming the hottest neighborhood in Miami... has eclipsed Downtown as the hub of business and culture
- 19VRBO comp #1 · Brickell Arch Marriott Luxury Collection, 1-bedroom Suite
- 20VRBO comp #2 · 1BR + Rooftop Pool | Free Parking Included
- 21Expedia comp #3 · Modern 1BR at Brickell Bay Club by Oneluxstay
- 22Expedia comp #4 · Stylish 1BR at Brickell Bay Club by Oneluxstay
- 23Expedia comp #5 · Chic Brickell Condos – Prime Location
- 24Airbnb comp #9 · Waterfront & City Lights | 1-BR w/ Free Parking
- 25STR ordinance / regulation
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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