Government Center
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 ($31,250), which the ROI and payback above already account for.
Executive summary
District 225 is a brand-new, purpose-built short-term-rental tower in the heart of Downtown Miami's CBD, with an amenity stack that out-classes essentially every operating comp in the immediate radius and a location (Metromover, Brightline, Kaseya Center, Bayside) that drives genuine event-season demand. The catch is price realization: live displayed rates and the independent trailing-twelve-month vendor actuals both cluster well below the locked model's realistic ADR, so the top-tier verdict rests on nightly economics the market is not currently paying. Occupancy assumptions look sound and corroborate the vendor set, but the ADR gap — compounded by a heavy pipeline of STR-approved towers delivering into the very same half-mile — makes this a supply-pressured, thin-margin play rather than the standout the model implies. The building's real differentiators (free parking, 24/7 concierge/doorman, elite amenities, 2025 finishes) justify pricing at the top of the comp band and give a credible path to improvement as reviews accrue, but I would not personally sign this lease until it is re-underwritten at market ADR and the furnished rent/concession is negotiated to protect margin. Anchor to the STR-approved, actively-operating downtown towers that share District 225's legal footing, price hard to the event calendar, and treat the model's stretch ADR as a peak-season ceiling — not an annual average. 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
- Skyline/bay views praised
- Responsive, easy-to-reach host
- Clean, well-located near Bayfront/Kaseya
- Resort/destination fee ($38.50/day) noted
- Parking cost/availability friction
- Excellent central location (Bayfront/Bayside/Metromover)
- Rooftop pool well-liked
- Rated 'very good' overall
- Parking is paid/limited
- Some rooms feel compact vs photos
- Helpful staff
- Great walkable location near Bayside/Kaseya
- Modern aparthotel feel
- Weekly (not daily) housekeeping
- Mandatory facility fee noted
- Sleek modern condo product
- Steps from Downtown shopping district
- Pool + gym highlighted
- Thin public review count on Expedia
- Aparthotel service model
- Functional 1BR Murphy-bed layout
- Sauna + hot tub access valued
- Central downtown location
- Very few public reviews
- Work-by-day / sleep-by-night flexibility
- Convenient CBD base
- Pool + hot tub
- Walk to Bayside/Metromover
- Compact unit
- Paid parking
- Professionally managed / responsive
- Heart of downtown
- Amenity-rich building
- Standard aparthotel fees
- Good transit access
- Walking distance to Bayfront/attractions
- Full kitchen + dishwasher
- Close to Metrobus/Metromover
- Compact 1/1 layout
- Near nightlife
- Central downtown location
- Modern furnished 1BR
- City views
- Building pool/gym access
- Good for remote workers
- Spacious high-end finishes
- Panoramic bay/river views
- Designer marble bathrooms
- Larger 2BR — not a like-for-like 1BR
- Waterfront setting
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
The closest Superhost comp (Airbnb 1227…) accepts pets while the subject is currently 'none'; enabling pets in an already pet-amenitied building (it has a pet lounge/spa) captures a distinct guest segment and tends to lengthen stays and lift shoulder-season occupancy.
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 (Vacation Rentals) + City of Miami vacation-rental / 'Apartment Hotel' CU-BTR framework for T6/CI-HD urban-core zones; FL state license under §509.242(1)(c) & Ch. 2025-113 (SB 606). https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp
Pending: FL SB 606 (Ch. 2025-113), effective Jul 2025, revised the state 'transient' definition and preemption balance; City of Miami is standing up a distinct 'Apartment Hotel' Certificate of Use / Business Tax Receipt class for STR-operating units in T4/T5/CI-HD zones; Ongoing Airbnb v. City of Miami litigation continues to shape enforcement
Building is explicitly STR-permissive by design, but City of Miami runs active downtown STR code enforcement creating 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) | $400–550 | 3–4 nights | Single biggest demand spike of the year — price to the ceiling. |
| F1 Miami GP / Ultra / Miami Open (early May & late Mar) | $360–500 | 3–4 nights | Event weekends; can exceed the hotel ceiling. |
| Winter high-season weekend (Jan–Mar) | $280–360 | 2–3 nights | Peak leisure/snowbird demand; respects 4-star weekend ceiling but at the top. |
| Winter high-season weekday (Jan–Mar) | $215–270 | 2 nights | Corporate + cruise pre-stays; hold near 4-star midweek ceiling. |
| Shoulder (Apr, Oct–Nov) | $195–245 | 2 nights | Steady CBD/business demand; blend rate. |
| Summer weekend (Jun–Jul) | $180–225 | 2 nights | Regional/LatAm summer travel; pool-season appeal. |
| Trough weekday (Aug–Sep) | $150–180 | 2 nights | Hurricane-season low; match live YOTELPAD ~$172 and chase occupancy, not rate. |
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.
Downtown/Worldcenter is in a genuine supply super-cycle led by Related, Melo and Witkoff. Long-term land-value trajectory is strong (Brightline, Worldcenter, cultural anchors), but the near-term signal for an STR operator is caution: thousands of new, mostly STR-flexible units delivering into the same core will pressure ADR and occupancy through 2027.
- Downtown 6 (Melo Group, Government Center) (Topped out; 824 units, completion Q4 2026)
- 501 First Residences (Aria/Aqarat, STR tower) (Delivered Jan 2026; 448 furnished STR-flex condos)
- E11EVEN Hotel & Residences + Residences Beyond (Hotel/Residences ~2026; Beyond ~2027)
- Witkoff/Monroe 3-tower community, Government Center (Worldcenter) · $302.6M (phase-1 construction loan) (Financed; moving toward construction)
- District 225 (subject, Related/ROVR/BH) (Completed 2025; 343 STR-approved units)
The analyst's take
Prime new-build STR tower in a top Airbnb submarket — but live ADR runs ~30% under the model, so the S tier isn't comp-validated; a supply-pressured, thin-margin play.
- Brand-new, STR-purpose-built, elite-amenity tower — premium positioning vs older downtown stock
- CBD location with Metromover/Brightline/Kaseya/Bayside drives strong event-season peaks
- Rich, dated event calendar (Art Basel, Ultra/Miami Music Week, Miami Open, F1 GP) supports 2–3x peak pricing
- Parking included = a real value edge over comps charging $20–76/day
- STR-approved building with concierge + package lockers lowers operational friction
- New-supply shock: Downtown 6 (824 units, Q4 2026) plus 501 First (448, just delivered), E11EVEN towers and the Worldcenter cluster flood the same submarket with STR-approved inventory
- Live/vendor ADR (~$206 base) is ~30% below the model's $295 realistic — the core margin risk
- Multi-layer licensing (state DBPR + county CU + City BTR/Apartment-Hotel) and unresolved Airbnb v. City of Miami litigation
- Premium furnished rent against a compressed ADR leaves little cushion; deal can go net-negative in a soft year
- Resort/destination fees and paid parking at comps depress guest 'value' scores — a repricing/transparency risk
What guests say: POSITIVE THEMES (across ~75 reviews, top 3 closest comps): - Location: Consistently the #1 praise — walkable to Bayfront Park, Bayside, Kaseya Center, with the free Metromover at the door. - Views: Skyline and Biscayne Bay views from balconies/floor-to-ceiling windows repeatedly called out. - Amenities: Rooftop pool, hot tub and 24/7 gym rate well and drive bookings. - Host/staff responsiveness: Superhost/professionally-managed units praised for fast communication and easy check-in. - Cleanliness: Generally strong, especially in the Superhost unit (4.8+). NEGATIVE / WATCH THEMES: - Fee surprise: Resort/destination fees ($35–38.50/day) and facility fees frustrate guests at checkout — disclose upfront. - Parking friction: Paid/limited parking ($20–76/day) is a recurring complaint — subject's included parking is a fixable advantage to advertise. - Compact units: Some guests feel the space is smaller than photos suggest — set size expectations for a 530 sqft 1BR. - Nightlife noise: Proximity to E11EVEN/Club Space and downtown foot traffic can mean late-night noise — recommend high-floor units + blackout/soundproofing. - Housekeeping cadence: Aparthotel comps offer only weekly housekeeping — a full pre-arrival clean is a differentiator to promise.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
No bed bug, roach, or infestation reports surfaced for District 225; building is 2023–2025 new construction.
Downtown Miami grades safe overall, but zip Government Center shows elevated crime indices and proximity to some vacant lots south of the building.
District 225 is a purpose-built, Airbnb-approved condo-hotel with active professional STR management and positive early guest ratings.
Comp-implied 1BR STR ADR (~$300–337) sits ~1.7–2.0x the ~$170 median downtown 3-star hotel rate — healthy cushion.
Downtown/Government Center 1BR long-term market is deep and stable; comparable 1BRs cluster ~$2,050–3,015, supporting the RentCast $3,460 AVM band.
No adverse eviction, deposit, or bankruptcy records surfaced tied to the address or Related Group / Atlantic Pacific management.
Dense downtown STR cluster: District 225's own 343+ units plus surrounding condo-hotels put same-bed inventory in the 15–40 caution band.
Five-plus named, quantified demand drivers within 5mi — one of Miami's strongest STR demand nodes.
MIA departure corridor and urban traffic create ambient noise; Government Center has less nightlife exposure than Brickell but transit/highway noise present.
~4,254 units in the Brickell/Downtown pipeline delivering 2025–2028 — high-severity supply risk to occupancy and ADR.
Downtown Miami sits in a FEMA flood-risk county; verify the exact parcel's zone, but new elevated construction and county CRS participation mitigate.
Downtown Miami is in a sustained high-rise growth cycle with strong in-migration and rising values — trajectory positive.
Sources: every figure links back (27)
Open any to verify the data yourself.
- 01Trip.com guest review — District 225 · Probably because this is a newer property, several amenities were not yet fully operational.
- 02CrimeGrade.org — Downtown Miami · Downtown Miami ranks in the 65th percentile for safety.
- 03BestPlaces — Zip Government Center Crime · Miami (zip Government Center) violent crime is 75.1 (US average 22.7); property crime is 81.1 (US average 35.4).
- 04CondoBlackBook — District 225 · These residences will offer floorplans that maximize space and are Airbnb-approved.
- 05FunStay Florida — District 225 management · District 225, a 40-story tower with 384 fully furnished units purpose-built for Airbnb.
- 06Booking.com — 3-star Miami hotels · The average price per night for a 3-star hotel in Miami this weekend is $171.
- 07Expedia — hotels near Government Center Station · Amazing Apartments with city Views, 3.5 star, 0.4 mi from Government Center Station, $337.
- 08Rent.com — Downtown Miami 1BR · Government Center 1 Bed/1 Bath 648+ Sqft $2,050+; Downtown 5th 1 Bed 686 Sqft $3,015+.
- 09Homes.com — Government Center 1BR · Search 19 1-bedroom apartments for rent in ZIP Code Government Center.
- 10Chalet — Miami STR laws 2026 · Miami enforces STR rules aggressively, using platform monitoring and requiring permit numbers on all listings.
- 11Miami-Dade Metromover · Major destinations include the Kaseya Center, home of the Miami HEAT, Bayside Marketplace, Miami Dade College.
- 12Wikipedia — Government Center (Miami) · Government Center is bounded roughly by I-95 to the west.
- 13FludZone — Miami/Miami-Dade flood data · Miami-Dade County has recorded 62,001 NFIP flood insurance claims since 1978, totaling $854.9M.
- 14City of Miami Zoning — BFE/Freeboard · Height calculated from Base Flood Elevation plus Freeboard, 1 to 5 feet above BFE.
- 15Wikipedia — Demographics of Miami · The downtown population grew nearly 40% between 2010 and 2018.
- 16Miami Demographics 2025 · Miami's population in 2025 is 464,655, representing a 4.93% increase from 2020.
- 17Airbnb comp #1 · Modern Downtown Miami Apt with Stunning City Views
- 18VRBO comp #2 · Miami Downtown Condos (YOTELPAD, Government Center)
- 19Booking comp #3 · YOTELPAD Miami (1BR PAD)
- 20Expedia comp #4 · YOTELPAD Miami features sleek, modern condominiums
- 21Expedia comp #5 · Downtown Miami Yotel 1 Bedroom
- 22Booking comp #6 · Downtown Miami Yotel 1 Bedroom
- 23Booking comp #7 · Magnificent One-Bedroom at YotelPad Miami
- 24Booking comp #8 · Wonderful 1BR Apartment at Downtown Miami (YOTELPAD)
- 25Airbnb comp #9 · 1 Bedroom Apartment Downtown Miami
- 26VRBO comp #10 · Overlooking the Ocean, Large Designer Condo (Downtown Miami, waterfront)
- 27STR 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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