Downtown Miami
General area shown. The exact address and Airbnb-approved building are shared under NDA when you reserve or book a call.
Miami, FL1BR1BA405 sqft$1,500/mo lease
Worth acquiring. The numbers clear our bar with room to spare.
Operating profit, before the one time startup capital ($26,000), which the ROI and payback above already account for.
Executive summary
E11EVEN Residences is a purpose-built, PMG-operated condo-hotel in Miami's Park West — arguably the most STR-friendly luxury product downtown, with daily rentals permitted, no minimum stay, and an amenity stack (E11EVEN Day Club, Chopra Spa, casino sports lounge, beach-club shuttle, 24/7 nightclub VIP access) that no nearby comp can match. The regulatory and amenity picture is genuinely strong; the economics are where the caution lives. Live base ADRs from operating peers within half a mile — Gale, Sentral Alea, YotelPad and The Elser — cluster in the low-$200s and align tightly with the independent TTM vendor actuals, both landing well below the model's ADR assumption, so per-night revenue should be underwritten conservatively rather than at the stretch case. Against a premium furnished lease this becomes a thin-margin, rent-sensitive cash-flow play whose verdict hinges on the true lease number and on capturing Miami's event calendar (Ultra, Art Basel, F1, NYE) at peak pricing. The dominant risk is supply: the Miami Worldcenter pipeline is delivering an extraordinary volume of directly-competing units into this exact half-mile over the next 18 months, which will pressure both occupancy and ADR — confirm the lease expressly permits STR and that the deal pencils at live comp ADRs before committing. 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 4 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
- Skyline/bay views
- Central Worldcenter location
- Seamless front-desk check-in
- Clean, brand-new finishes
- Resort amenities
- Clean, well-maintained space
- Easy check-in
- Skyline views
- Prime nightlife location
- Modern rooms & great location
- Efficient staff
- On-site Italian dining
- Early check-in surcharge friction
- Event-week price spikes
- Friendly, efficient staff
- Clean rooms
- Rooftop pool + work/rest areas
- Construction noise nearby
- Occasional missing toiletries/towels
- Great location
- Pool + atmosphere
- Compact rooms
- Bathroom-in-bedroom layout complaint
- Helpful staff
- Great pool & rooftop
- Central, cruise-friendly location
- Helpful staff
- Daily amenity fee ($66/night) surprise
- Expensive valet ($75/night)
- Exceptional resort amenities
- Spacious 1BR sleeps 4
- Walkable Worldcenter
- Front-desk ID registration required
- Quiet, no-party building
- New listing — no guest reviews yet
- Resort fee $38.5/night disclosed
- Amenity-rich building (55k sqft)
- Paid parking only
- Strict quiet hours
- Brand-new modern finishes
- Rooftop pool & city views
- Central walkable location
- Great value
- Compact layout
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
Gale, Sentral Alea, The Crosby, 501 First and The Elser all advertise private balconies with skyline views; in a view-driven market a balcony unit reads as a premium. Not retrofittable — prioritize a balcony floor-plan at lease selection.
Comps consistently list a 'dedicated workspace'/work desk; a proper desk + chair captures business travelers and digital-nomad extended stays that anchor summer occupancy.
Sentral Alea markets an in-bath hot tub as a differentiator; if the unit has a soaking tub, feature it prominently in photos and listing copy.
Gale and The Elser tout EV charging; surface building EV access and cheaper off-site parking (~$20–40/night) to blunt the $55–75 valet friction that recurs in comp reviews.
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 §33-28 (Residential Short-Term Vacation Rentals) + City of Miami / Miami 21 transect-zone STR provisions + FL DBPR Ch. 509 vacation-rental license — https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp
Pending: Florida state STR-preemption legislation (SB 280-style) has been debated repeatedly; could move licensing to a state registry but no measure currently bans STR in this urban-core zone (verify current session); City of Miami periodically revisits transect-zone STR enforcement and Certificate-of-Use requirements
Purpose-built STR-permissive condo-hotel, but City of Miami registration and lodging-tax compliance are real cost/risk lines.
Seasonal pricing rate card
Suggested ADR targets by season and the named local events that drive the peaks.
| Period | ADR target | Min stay | Note |
|---|---|---|---|
| NYE / Ultra Music Week / Art Basel peak | $450–650 | 3–4 nights | Biggest weeks of the year — E11EVEN NYE, late-Mar Ultra, early-Dec Basel; exceed the hotel ceiling. |
| F1 Miami GP / Miami Open / Boat Show weekends | $350–475 | 3 nights | Early-May F1, Mar tennis, mid-Feb boat show — strong event premiums. |
| Winter high-season weekday (Jan–Mar) | $220–280 | 2 nights | Peak leisure season; respect ~$200–290 4★ midweek ceiling. |
| Winter high-season weekend (Jan–Mar) | $280–360 | 2 nights | Snowbird + cruise demand; push toward the upper band. |
| Heat game / concert nights (Oct–Apr) | $250–320 | 2 nights | Kaseya Center events lift specific dates — price dynamically. |
| Shoulder weekday (Apr–May, Oct–Nov) | $180–230 | 2 nights | Mid-stay corporate + digital-nomad is the unlock. |
| Summer weekday (Jun–Sep) | $150–195 | 2 nights | Softest window (heat/hurricane); lean on longer stays and monthly discounts. |
| Summer weekend (Jun–Sep) | $200–260 | 2 nights | Domestic + LatAm leisure keeps weekends firmer than weekdays. |
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 Worldcenter transformation is a powerful 5–10yr land-value and demand driver (retail, transit, events, Apple/Sephora/Lululemon anchors), but the same pipeline that lifts the district also floods this exact half-mile with directly-competing STR-flexible inventory in the near term — a genuine occupancy/ADR headwind that should be underwritten now.
- Miami Worldcenter master plan (27 acres) · $6B (8,400+ resi units + 500 hotel keys pipeline) (multi-phase, ongoing)
- 600 Miami Worldcenter (Aria/Merrimac) · $95M construction loan / 606 units (completing late 2026)
- JEM Private Residences (Naftali) · $465M financing / 273 condos + 530 apts (topped out, delivering Q4 2027)
- Downtown 6th (Melo Group) · 581-ft tower (completing end 2026)
- The Crosby Miami Worldcenter (Related/Merrimac) · 450 units (delivered)
- E11EVEN Beyond (PMG/E11EVEN) · part of $262M+ program / 469 units (under construction)
- Okan Tower (Okan Group) · 316 hotel keys + condos (under construction)
The analyst's take
Best-in-class STR-legal luxury product — but live ADRs undercut the model and Worldcenter supply is a real headwind; a rent-sensitive, thin-margin play.
- Unmatched amenity/brand differentiation (E11EVEN Day Club, Chopra Spa, nightclub VIP) supports a real ADR premium once reviews build
- Event-driven demand (Ultra, Art Basel, F1, NYE, Heat season) enables aggressive peak pricing above the hotel ceiling
- Purpose-built, legally-clean STR with in-house PMG program lowers compliance + operational friction
- Brightline/Metromover + Worldcenter walkability drive year-round leisure, business and cruise demand
- Low $2,500 setup keeps capital-at-risk minimal despite the thin monthly margin
- CRITICAL near-term supply within ~0.5mi: 600 Miami Worldcenter (606 units, 2026), Downtown 6th (2026), The Crosby (450, just delivered), E11EVEN Beyond (469), JEM (2027)
- Live comp + vendor ADRs (~$206-$213) run ~26% below the model's $290 — direct revenue risk
- High furnished-lease cost makes net highly rent-sensitive; near-breakeven at live ADRs
- Lease/unit STR permission is UNSURE — must confirm program enrollment + Certificate of Use
- Guest-fee friction (resort/amenity fees + $55-75/night valet) suppresses value scores in comp reviews
What guests say: POSITIVE THEMES (across ~75 reviews on the 3 closest comps): - Views: floor-to-ceiling skyline/Biscayne Bay views are the single most-praised feature. - Location: walkability to Kaseya Center, Worldcenter, Brightline and nightlife is a repeat winner. - Cleanliness: brand-new 2026 finishes and spotless units score consistently high. - Check-in: front-desk/concierge registration described as smooth once IDs are pre-sent. - Amenities: resort pool, gym, sauna and lounges land well with leisure guests. NEGATIVE / WATCH THEMES: - Surprise fees: recurring complaints about resort/amenity fees ($35–66/night) not shown at booking. - Parking cost: valet at $55–75/night repeatedly flagged as expensive. - Small footprint: studios feel tight for 4 guests; manage expectations. - Construction noise: active Worldcenter buildout noise cited near several comps — watch as pipeline delivers. - Access friction: mandatory ID pre-registration and strict quiet hours occasionally frustrate late arrivals.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
New-construction tower (completed June 2026); no building-level pest reviews exist yet on any platform.
Documented downtown homeless-encampment violence, but the active hot-spot sits ~0.4-0.5mi west of the subject, outside the 0.15mi MAJOR RISK radius.
Building is purpose-built for STR with an in-house program, but too new for a meaningful review/rating track record.
Comp-implied 1BR ADR (~$300-330) sits comfortably above the Downtown/Brickell median 3-star hotel rate.
Deep, stable Downtown Miami 1BR long-term market; median 1BR rent lands ~$2,800-3,100, consistent with independent anchors.
Developer/manager PMG has an active pattern of litigation with condo-hotel associations at a sister downtown property.
Dense STR node — multiple live E11EVEN listings plus a saturated Park West/Worldcenter STR corridor place same-bed count in the 15-40 band.
Five-plus named, quantified demand drivers within 5mi; strongest STR-demand node in Miami.
E11EVEN 24-hour ultraclub directly across the street plus MIA flight corridor and event-venue proximity are real nuisance vectors.
High-severity supply pressure — thousands of pipeline units nearby plus the 659-unit West Eleventh STR tower directly adjacent.
FEMA Zone X (moderate/minimal flood risk); new construction with no historical violation record and no EPA/seismic/fire flags.
No reliable 5-year zip-level HVI vs city and school-direction dataset sourced this pass; treating as NO_DATA.
Sources: every figure links back (24)
Open any to verify the data yourself.
- 01The Real Deal · E11even Partners and PMG completed their first E11even-branded condo tower in Miami.
- 02The Bug Firm · hotel pest control services for resorts, boutique hotels... across Miami
- 03CBS Miami · both victims were shot near a homeless encampment at NW 1st Avenue and NW 6th Street
- 04WSVN 7News · In the last month, three times we've called the police
- 05Airbnb · premium finishes, a pool, a fitness center, a bar, and excellent common areas in the heart of Downtown Miami
- 06Trivago · View 36 photos and read 5 reviews
- 07Cached from prior Revarity research · 2026-08-19
- 08MGroup Compass · the baseline nightly rate for a typical short-term rental sits around $277 to $287
- 09Apartments.com · Downtown Miami.. 1 Bed $3,310+
- 10Zillow · Downtown Miami $3,100+ 1 bd... Downtown Miami $2,800/mo 1 bd 1 ba 800 sqft
- 11Miami Condo Investments · 479 fully furnished and finished luxury residences ranging from studios to two-bedroom floor plans
- 12The Real Deal · an affiliate of Miami-based PMG sued Downtown Miami Condominium Association... alleging the association has been running a fraudulent scheme
- 13Hoodline · dueling lawsuits over control of the building's parking garage, disputed storage fees, and hundreds of thousands of dollars in withheld hotel management revenue
- 14Airbnb · Luxury E11EVEN Executive Residence with Water View
- 15Local 10 · speakers expected at the America Business Forum, a two-day event at the Kaseya Center in Downtown Miami
- 16Wikipedia · The core nightclub and strip club hybrid is often open 24 hours a day.
- 17Booking comp #3 · Gale Miami Hotel & Residences — Skyline Residences Studio/1BR
- 18Booking comp #4 · Sentral Alea Miami — Studio/1BR aparthotel
- 19Expedia comp #5 · YotelPad Miami — aparthotel suite (sleeps 4)
- 20Booking comp #6 · The Elser Hotel & Residences — Studio suite (sleeps 4)
- 21VRBO comp #7 · Miami Worldcenter 1BR — Rooftop Pool, Spa & Gym (The Crosby)
- 22Airbnb comp #8 · Downtown Studio Near Kaseya | Pool & Gym (District 225)
- 23Airbnb comp #9 · 501 First Residences New 1BR Downtown Miami (sleeps 4)
- 24STR 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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