Little River
General area shown. The exact address and Airbnb-approved building are shared under NDA when you reserve or book a call.
Miami, FL4BR1BA1,250 sqft$2,900/mo lease
Worth acquiring. The numbers clear our bar with room to spare.
Operating profit, before the one time startup capital ($37,700), which the ROI and payback above already account for.
Executive summary
Little River is a genuine, actively-operating 4BR/sleeps-8 STR submarket — a strong directly-comparable Superhost sits within walking distance and several Little Haiti peers book at healthy nightly rates, so demand is real and this deal shows strong per-night economics with S-tier monthly cash flow. The economics clear our cash-flow bar comfortably on a per-month basis, though full-year net sits a notch under our top grade because live comps run modestly below the model's realistic ADR and the unit carries two structural handicaps: only one bathroom for eight guests and no pool in a market where pools drive the premium bookings. The dominant risk is regulatory, not demand — the City of Miami is one of Florida's stricter jurisdictions and STR legality here is transect-by-transect, so the lease's STR permission must be validated against the actual Miami 21 zone plus a county Certificate of Use before a single night is booked. Longer term the setup is enviable: two separate $3B master-plans (the Little River District and the revived Magic City Innovation District) are converging within ~1.5 miles, pointing to a rising ADR ceiling and land-value tailwind, with near-term construction noise as the trade-off. Net read: pursue it, price it for shoulder-season reality rather than peak, close the bathroom/laundry/outdoor gaps, and make the offer contingent on written zoning/CU confirmation. 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
- Host hospitality & fast communication
- Great location near Legion Park / Wynwood / Design District
- Cleanliness
- Backyard/patio enjoyed
- Location & value rated slightly lower
- Investor-run, professional
- Close to Design District/Wynwood
- Group/family suitable
- Exceptional (9.4/10) rating
- Spacious for large groups
- Hi-tech / outdoor space
- Peak-holiday pricing observed (Labor Day weekend)
- Clean and safe
- Comfortable beds
- Good for groups of 8
- Would stay again
- Comfort and entertainment
- Central Little Haiti location
- Value
- Pool/outdoor is the draw
- Central El Portal location
- Premium price point
- Private tropical pool
- Remote-work ready
- Good for large groups
- Exceptional 9.8/10
- Spacious, blackout curtains
- Shared-wall studio can transmit noise
- Central to airport/Wynwood
- Faces riverfront park
- Roomy for groups
- Ample secure parking
- Very high 4.97 rating
- Heated pool highlight
- Spacious for groups/families
Amenities: what it has, what it's missing
Amenities the top comps have that this unit is missing, ranked by revenue impact.
~90% of the winning comps (Casa Oasis, both VRBO family homes, the Allapattah 4BR) list an in-unit washer/dryer; for 8-guest, multi-night family stays it is effectively table stakes and its absence shows up in value scores.
The closest comp (Casa Oasis) leans on a private patio with charcoal grill, and Little Haiti/El Portal pool homes sell the outdoor experience; a usable, furnished backyard with grill is a clear ADR lever in this market.
Nearly every 4BR comp offers 2–3 baths; the subject's single bath for eight guests is the biggest comfort/ADR handicap. Adding even a half-bath materially closes the gap — subject to lease/landlord approval.
The top-ADR comps ($411–$850: El Portal pool home, Miami Shores pool villa, heated-pool 4BR) all monetize water features. A plunge pool/hot tub would let the subject reach premium pricing, but it is capital-heavy and likely impractical on a lease.
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 (Short-Term Vacation Rentals) + City of Miami 'Miami 21' zoning (lodging use, transect-dependent); FL Stat. 509.032(7)(b) state preemption — https://www.miamidade.gov/global/economy/neighborhood-compliance/residential-short-term-vacation-rentals.page
Pending: FL Senate Bill 280 (statewide STR registration/preemption expansion) vetoed June 2024 — prior framework continues into 2026; Miami-Dade County and City of Miami both publicly examining tighter STR regulation/enforcement (2026)
[Cached: 2026-07-06] City of Miami STR registration required; enforcement has intensified in 2024–2025 but hundreds of units remain active.
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) | $475–575 | 3–4 nights | Highest-demand week of the year — price to the peak, exceeds hotel ceiling. |
| Winter high-season weekend (Jan–Mar, snowbirds) | $380–450 | 2–3 nights | Peak leisure demand; anchor above 4-star weekend hotel rates. |
| Winter high-season weekday | $300–360 | 2 nights | Strong shoulder of peak season; mid-stay corporate/remote-work fills gaps. |
| Spring events (Ultra / Miami Open / F1, late Mar–early May) | $420–520 | 3 nights | Event-driven spikes; watch the Hard Rock F1 weekend specifically. |
| Shoulder (Apr–May, Nov) | $300–350 | 2 nights | Blend season — hold near the annual target. |
| Summer weekend (Jun–Aug) | $260–320 | 2 nights | Domestic/LatAm family travel; grill/outdoor upgrades help here. |
| Low weekday (Aug–Oct) | $210–260 | 2 nights | Respect the ~$150–190 Vagabond 3-star ceiling; win on space, not price. |
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.
Two converging $3B master-plans within ~1.5 miles, plus a committed Tri-Rail station, make this one of Miami's most-watched submarkets and point to a strongly positive 5–10yr land-value and ADR-ceiling trajectory. The near-term cost is multi-year construction disruption (noise/dust/road work); the long-term payoff is a rising rate ceiling and durable demand.
- Little River District (SG Holdings — Swerdlow/SJM/Alben Duffie) · $3B, 63 acres, ~5,730 units + 370k sf retail + new Tri-Rail station (County-approved (2025); construction begins 2026, ~8-year buildout)
- Magic City Innovation District (Dragon Global / Bob Zangrillo + Plaza Equity) · $3B, 7.8M SF, 2,600+ apartments + hotel + AI-focused office (Revived 2026; Special Area Plan + Opportunity Zone; pre-development/financing)
The analyst's take
Yes — I'd lease and operate this Little River 4BR, but underwrite conservatively and confirm the Miami 21 zone first.
- Walkable-to-Legion-Park, 7-min-to-Wynwood/Design-District location with proven Superhost demand
- Remote-work stack (fast wifi + workspace + premium coffee + parking) differentiates for mid-week corporate/extended stays
- Winter high season + Art Basel/Miami Open/Ultra/F1 event calendar supports aggressive peak pricing
- $6B+ approved development pipeline lifts the 5–10yr ADR ceiling and land value
- Pet-friendly + gated parking widen the bookable audience vs. condo competitors
- City of Miami zoning: STR may not be permitted in the parcel's Miami 21 transect despite lease language
- One bathroom for eight guests caps ADR and invites value/comfort complaints
- No pool in a market where the highest-ADR comps ($411–$850) lean on pools/outdoor space
- Neighborhood safety perception after dark (elevated vehicle theft/property crime) can surface in reviews
- Multi-year mega-project construction within ~1.5mi could create noise/dust near-term
What guests say: POSITIVE THEMES (across ~75 reviews from the 3 closest comps): - Host hospitality & communication: Guests repeatedly praise fast, helpful, responsive hosts as a stay-defining factor. - Location: Proximity to Legion Park, Wynwood, the Design District and MIA is the most-cited draw. - Cleanliness: Consistently rated high on the strongest comps. - Outdoor/backyard space: Patios, grills and pools are singled out as highlights where present. - Value for groups: Sleeps-8 layouts read as good value for families and group trips. NEGATIVE / WATCH THEMES: - Neighborhood safety after dark: Little River/Little Haiti perception issues surface; mitigate with cameras, lighting, keyless entry. - Cleanliness misses at weaker operators: Market-wide, low-tier listings drew smoke-smell/dirty-linen complaints — protect the review score with a strong crew. - Bathroom bottleneck / capacity strain: Larger groups notice too few baths — a real watch item for a 1-bath, 8-guest unit. - Shared-wall / duplex noise: Comps with attached back-units report noise transfer; set expectations if a backhouse exists. - Street noise / rail corridor & parking: Occasional mentions near the 79th St / rail corridor.
Risk & compliance checks
Every deal breaker we screen, scored on this property.
No building-specific pest complaints found at this address in any public registry.
NE Little River grades B for safety in 2026 but sits 26% above Miami's own average crime index.
No existing 4BR Airbnb listings confirmed at this specific address; building structure raises a material unit-configuration discrepancy flag.
[Cached: 2026-07-06] No hotels within 1 mi; Miami/Wynwood corridor ceiling of $231–$303 ADR provides strong headroom above projected floor.
Asking rent of $2,900/mo matches the live MLS listing for this unit, but published bedroom count on MLS is 2BR—not 4BR—raising a comparability concern.
Landlord entity is Robert Bourne Real Estate LLC per MLS; no eviction actions against STR operators found, but building has redevelopment risk exposure.
STR competition within 0.25 mi of this address in Little River appears sparse; fewer than 5 same-bed (4BR) listings confirmed in the immediate area.
[Cached: 2026-07-06] Five-plus named, quantified demand drivers confirmed within 5 mi; submarket is Wynwood/Design District-adjacent with strong year-round pull.
[Cached: 2026-07-06] Citadel Food Hall is directly adjacent; moderate weekend noise exposure is a documented and ongoing concern.
[Cached: 2026-07-06] Magic City Innovation District pipeline is active but slow-rolling; pipeline is far more contained than Brickell's.
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 (21)
Open any to verify the data yourself.
- 01ApartmentRatings.com · Little River is a 550 sq. ft. apartment in Miami in zip code Little River.
- 02Pini Realty / MLS Listing · Featuring impact windows and doors, central air conditioning, and a fenced property, this clean and quiet residence offers comfort.
- 03DoorProfit Crime Statistics — NE Little River 2026 · North East Little River in Miami, FL has a crime safety grade of B as of 2026.
- 04Redfin Property Listing · 5 units in the heart of Little River (Behind the Citadel Food Hall) on a 12,750 SF Corner lot... Unit Mix: Four 1/1 + One 3/1.
- 05Fulton Grace / MLS Listing (Unit 3) · As of 06/21/2026, Little River, Unit 3 in Miami Florida is listed for $2,900/mo.
- 06City-Data.com / Census Little River · Median gross rent in 2023: $1,810.
- 07Cached from prior Revarity research · Cached: 2026-07-06
- 08Rent.com MLS Feed · Robert Bourne Real Estate LLC Robert Bourne
- 09Airbnb — West Little River FL · West Little River Vacation Rentals & Homes (4.8 out of 5) - Florida, United States
- 10ForRent.com — Little River Miami · 114 available apartments for rent in Little River neighborhood in Miami, FL.
- 11Airbnb comp #1 · 4BR Sleeps 8 + Gated Parking | 7 Min Wynwood (Casa Oasis, Little River)
- 12VRBO comp #2 · Cozy 4 Bdrm 2 Bath close to Design District, Wynwood (Little Haiti)
- 13Expedia comp #3 · Luxurious 4BR Miami Home – Large Patio & Outdoor / Hi-Tech (Little Haiti)
- 14VRBO comp #4 · Miami Vacation Home Great For A Family Of 8 (Premier Host, Reg# 2020048807)
- 15Airbnb comp #5 · 4BR Retreat in Little Haiti w/ Outdoor & High-Tech
- 16Airbnb comp #6 · 4 bedroom house with tropical outdoor & large pool (El Portal)
- 17VRBO comp #7 · 4BR Pool Villa Near Design District | Sleeps 12 (Miami Shores)
- 18VRBO comp #8 · Spacious Miami Getaway ~ 8 Mi to South Beach (Allapattah)
- 19VRBO comp #9 · Entire Elegant Home in heart of Miami – faces riverfront park (West Little Havana)
- 20Airbnb comp #10 · Beautiful Spacious 4 Bedroom Heated Pool
- 21STR ordinance / regulation
Figures shown are modeled projections from our analysis engine, not guarantees. Verify everything before committing. Some listing data provided by RentCast.
Ready to move on Little River?
Reserve in minutes. Live in 21 days. ACH only.