Downtown Miami
General area shown. The exact address and Airbnb-approved building are shared under NDA when you reserve or book a call.
Miami, FL1BR1BA530 sqft$2,750/mo lease
Worth acquiring. The numbers clear our bar with room to spare.
Operating profit, before the one time startup capital ($31,500), which the ROI and payback above already account for.
Executive summary
The subject sits inside Downtown Miami, a tower engineered and marketed for short-term rental, so the comp set is unusually clean: multiple actively-operating, same-building 1BR units at 4.9-star scores validate the model ADR almost exactly, and the amenity stack is effectively best-in-class because every peer shares the identical resort package. Legally this is about as clean as City of Miami STR gets — a lodging-permitted downtown transect zone, no rental restrictions, and a professional building operator (Atlantic | Pacific) — though the operator must still confirm unit-level DBPR/Certificate-of-Use/BTR filings are active before the first booking. Economically it pencils as a genuine cash-flow winner: strong winter peaks (Art Basel, Miami Open, snowbird/cruise season) more than offset the August trough, and the separate cleaning-fee margin sweetens net. The dominant risk is supply: within roughly half a mile the Miami Worldcenter pipeline is delivering 1,500-plus explicitly STR-friendly units (600 Miami Worldcenter, The Crosby, Flow House and more) over the next 12–24 months, which will pressure occupancy and ADR ceilings — so the play is to launch aggressively on reviews now while the building still owns its niche. I would personally lease and operate this unit today, with eyes open on the new-supply wave and a plan to defend rate through superhost status and event-driven pricing. 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 5 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
- Consistently clean and well-stocked
- Resort-style building amenities
- Prime walkable downtown location
- Excellent host hospitality
- Great skyline views
- Clean and well-equipped
- Free parking valued
- Central location
- Modern finishes
- Walk-in shower
- Rooftop pool views
- Free parking
- New building
- Prime downtown location
- Walk to Bayside & Kaseya Center
- Resort amenities
- Prime location
- Amazing amenities
- Central Miami location
- Rooftop pool
- Good value downtown
- Location convenient
- Older/dated finishes noted
- Central location
- Responsive host
- Good for events
- Professional management
- Clean units
- Convenient downtown base
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
Subject is currently 'None' for pets; a minority of nearby downtown comps accept pets and capture the pet-traveler segment. Building rules permitting, opting in is a low-cost demand widener rather than a physical build.
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.
City of Miami — Miami 21 Zoning Code, Article 4 Table 3 (lodging use permitted in T4/T5/T6/CI-HD transect zones); Fla. Stat. Ch. 509 (DBPR Vacation Rental license); Miami-Dade County Certificate of Use. See https://www.steadily.com/blog/airbnb-short-term-rental-laws-regulations-miami and https://mrmvr.com/blog/miami-short-term-rental-laws-in-2026-what-every-condo-owner-needs-to-know-before-listing/
Pending: No new City of Miami STR ordinance in last 6 months; Statewide SB 280 (centralized registry / preemption expansion) was VETOED June 2024; pre-existing city-by-city framework continues into 2026; Ongoing litigation over the City of Miami 'Apartment Hotel / Condo Hotel' land-use category — being solidified as cases proceed
[Cached: 2026-06-30] Downtown Miami is explicitly STR-permissive at the building level, but City of Miami active code enforcement in Downtown creates compliance friction.
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) | $500–650 | 3 nights | Biggest single demand spike of the year — price to the hotel-scarcity peak. |
| Winter peak weekday (Jan–Mar snowbird/cruise) | $360–470 | 2 nights | Sustained high season; Downtown Miami Expedia sister unit printed $545 on a Jan night. |
| Miami Music Week / Ultra / Miami Open (late Mar) | $450–575 | 3 nights | Event compression citywide — hold firm, expect early sellout. |
| F1 Miami GP + FIFA 2026 windows (May–Jul) | $400–520 | 3 nights | Regional mega-events lift downtown even off Hard Rock Stadium. |
| Shoulder (Apr / Nov) | $300–350 | 2 nights | Steady mixed leisure/business; anchor near mature ADR. |
| Summer weekend (Jun–Aug) | $260–320 | 2 nights | Kaseya concerts and weekend leisure prop up Fri/Sat. |
| Summer weekday trough (Aug–Sep) | $230–270 | 2 nights | Respect the 3–4★ hotel ceiling; lean on corporate/Brightline mid-week stays. |
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.
The land-value trajectory is strongly positive on a 5–10yr horizon — $6B of Worldcenter investment, Brightline/MiamiCentral connectivity and continued luxury absorption. But that same pipeline is a near-term double-edged sword for an STR operator: a wave of explicitly rental-friendly inventory arriving 2026–2027 will cap ADR growth and test occupancy, favoring operators who lock in reviews and repeat/event demand early.
- 600 Miami Worldcenter (606 units, STR-friendly, no rental restrictions) · $95M construction loan (topped off; closings Q4 2026)
- The Crosby (450 units, no rental restrictions) (under construction, ~2026)
- Flow House (466 units, w/ Adam Neumann's Flow) (under construction, ~2026)
- JEM / JEM Private Residences (273 condo + 530 multifamily) · $465M financing (under construction, Q4 2027)
- Miami Worldcenter master plan · $6B, 27 acres (multi-phase build-out)
The analyst's take
Purpose-built, fully-permitted STR in a same-building comp set that validates the model — strong per-night economics, real supply risk on the horizon.
- Same-building comps prove the model ADR/occupancy — low execution risk, turnkey furnished
- Event-driven pricing (Art Basel, Miami Music Week/Ultra, Miami Open, F1, FIFA 2026, Heat games at Kaseya) supports 1.5–2x peak rates
- Brightline/MiamiCentral + Kaseya Center + cruise port drive year-round mixed leisure/business demand
- Best-in-class resort amenity stack lets the unit punch above nearby dated downtown condos on the same price
- Heavy 0.5mi STR-friendly new-supply pipeline (1,500+ units, Miami Worldcenter) delivering in 12–24 months — occupancy/ADR pressure
- Commoditization inside the building: dozens of identical Downtown Miami units compete on price, so ADR discipline and superhost status are essential
- Regulatory: City of Miami actively enforces; Apartment-Hotel land-use category is under ongoing litigation — confirm unit CU/BTR/DBPR are active
- Summer (Aug–Sep) demand trough can dip base ADR toward the hotel-competitive $240–270 band
What guests say: POSITIVE THEMES (across ~40 reviews on the 3 closest same-building comps): - Cleanliness: consistently spotless, well-stocked units; multiple guests say they'd rebook. - Resort amenities: rooftop pool, gym, sauna, climbing wall and co-working repeatedly praised as a 'stay and play' draw. - Location: walkable to Bayside, Kaseya Center, Brightline and Worldcenter — top recurring positive. - Host hospitality & communication: fast, responsive hosts (Superhosts) and smooth front-desk FOB check-in. - Free/valet parking included: called out as unusual value for downtown. NEGATIVE / WATCH THEMES: - New-build friction: cranes/active construction visible around the tower; note ongoing nearby development noise. - High-rise operations: elevator waits and front-desk registration steps can add check-in friction at peak. - Small footprint: 1BR at ~530 sqft reads compact for groups of 4 — set expectations to avoid value dings. - Resort/registration fees on some sister listings ($35/night building fees, guest-ID registration) surface as surprises — price transparently.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
No bed bug, roach, or infestation reports found for Downtown Miami in any recent review source.
Downtown Miami Government Center area has documented homelessness near transit hubs but city is now actively tightening enforcement.
Multiple active 1BR Downtown Miami listings found on Airbnb with positive positioning; building is purpose-built STR with Airbnb co-branding.
[Cached: 2026-06-30] Projected STR ADR floor of ~$168 sits comfortably below the $269 Downtown Miami/Brickell hotel ADR benchmark.
Market rent comps for 1BR at Downtown Miami cluster in the $3,300–$4,978 range, indicating healthy and stable demand for this building.
Related Group / ROVR Development / Atlantic Pacific management show no adverse eviction, STR-operator lawsuit, or bankruptcy findings.
Downtown Miami has 5,200+ total Airbnb listings; in-building 1BR supply is growing with at least 5 confirmed same-bed comps in Downtown Miami itself.
[Cached: 2026-06-30] Five-plus named, quantified demand drivers within 5mi confirmed; Downtown Miami Government Center is Miami's second-strongest STR demand node.
[Cached: 2026-06-30] MIA east-flow departure corridor and urban downtown traffic create ambient noise; Government Center location has less nightlife exposure than Brickell but highway and transit noise present.
[Cached: 2026-06-30] ~4,254 units in Brickell/Downtown pipeline delivering 2025–2028 — high-severity supply risk to occupancy.
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 (31)
Open any to verify the data yourself.
- 01Miami Condo Investments · Completed in 2025, the building comprises of 343 residences and was co-developed by Related Group and ROVR Development.
- 02Thumbtack Miami · Miami is among the top 50 cities in the U.S. that require bed bug treatments, according to several industry reports.
- 03WLRN Public Radio · Commissioner Rolando Escalona's proposal will allow police to forego issuing written warnings before arresting individuals for setting up public encampments.
- 04CBS Miami · Police Chief Edwin Lopez noted that only two people have been arrested for sleeping on the street so far this year.
- 05NBC Miami · Homeless people started congregating on the sidewalk across the street from his office a few months ago, bringing sanitation issues.
- 06Airbnb — Downtown Miami #2309 · Modern 1 bedroom residence with functional layout. 1 bedroom with a Queen bed, plus a full sofa bed.
- 07CondoBlackBook · Managed by the Bay Harbor-based Atlantic Pacific, there will be additional staff at Downtown Miami to handle everything Airbnb and short-term rentals.
- 08Downtown Miami Official Website · Live at Downtown Miami. Host on Airbnb. On your terms.
- 09Steadily STR Laws Miami 2026 · Average Daily Rate (ADR): These properties garner an average daily rate of $183.
- 10CondoBlackBook Miami STR Blog · Miami daily rentals in Airbnb commanded the 10th highest average daily rate of $290 per day of all the large cities in the U.S.
- 11Miami Realty Solution · Cached from prior Revarity research
- 12Trulia — Downtown Miami Miami Ave · Downtown Miami Miami Ave #ID1515066P, Miami, FL is a 1 bedroom, 1 bathroom, 613 sqft apartment. Downtown Miami Miami Ave #ID1515066P was listed for rent for $4,978/month on Apr 15, 2026.
- 13Apartments.com — Downtown Miami · Downtown Miami has 28 units available out of a total of 343 units. This building has a minimum rent of $2,800.
- 14CondoBlackBook — Downtown Miami STR Blog · The 37-story condo tower will feature 347 condo residences built to live and host freely, allowing short-term rentals.
- 15Miami-Dade County STR Regulations · Operating a vacation rental without a Certificate of Use is a violation of the County Code.
- 16Adigalpa Miami STR Guide 2026 · In 2026, the rules are clearer, the fines are bigger, and the buildings that actually allow STR command real premiums.
- 17Miami-Dade Tourist Tax Registration · Any person or business who rents or leases any transient accommodations for a period of 6 months or less is required to register for a Tourist Tax Account.
- 18Airbnb Downtown Miami · Total rentals: 5.2K properties. Total number of reviews: 176K reviews.
- 19Apartments.com — Downtown Miami · Downtown Miami is within 4 minutes or 0.2 mile from Miami Dade College, Wolfson.
- 20Brown Harris Stevens — Downtown Miami · It is located right next to the Miami Central Station.
- 21Brickell.com — Downtown Miami · Within walking distance of Bayside & Bayfront Park, the Metro Mall, and the Miami-Dade College Art Gallery.
- 22Miami Residential — STR Pre-Construction · The next building with this modality was the Crosby Miami World Center, also owned by the Related Group, which launched in early 2022 and was sold in record time.
- 23Airbnb comp #1 · Downtown Miami New & Modern Near Miami Worldcenter
- 24Airbnb comp #3 · Modern 1 Master Bedroom at Downtown Miami #2302
- 25Airbnb comp #4 · Downtown Miami | Rooftop Pool | Free Parking | Miami
- 26Expedia comp #5 · Luxury Resort-style Condo at Downtown Miami Miami
- 27Booking comp #6 · Luxury Condo at Downtown Miami - Downtown Miami Prime Location
- 28Booking comp #7 · Downtown Miami Condo by Ionica
- 29VRBO comp #8 · Miami Downtown Condos
- 30VRBO comp #9 · Miami Vacation Rentals - Downtown
- 31VRBO comp #10 · Stay Hospitality - Downtown Miami
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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