Real Estate Investor Portfolio for Miami Investors
Running a rental portfolio in Miami means cap rates, cash-on-cash returns, and CapEx reserves that all need one clean view.
Coastal luxury and workforce housing side by side. Miami rentals reward operators who plan for both the sun and the storm. The market is high-yield, but insurance costs are punishing. STR economics dominate certain neighborhoods.
Real estate + rental framework
Median 1BR rent: $2,600. Florida landlord-friendly framework. Miami-Dade property taxes run about 1.0% effective. Insurance is the actual killer. Property insurance in FL coastal counties runs 3-5× its 2020 rates. Condo assessment rules changed after Surfside (2021), reshaping the condo rental math.
Economy + tax load
Median household income: $54,900. Top industries: tourism, international trade, finance (growing Wall Street relocation), real estate. No state income tax. Sales tax 6% state plus 1% Miami-Dade.
Regulatory notes
Florida Residential Landlord Tenant Act. Miami and Miami Beach STR ordinances are restrictive. Condo Rider Act post-Surfside adds structural inspection requirements.
Climate + seasonality
Hot humid year-round. Hurricane season Jun-Nov. AC service is critical infrastructure. No boiler service season. Coastal salt corrosion shapes maintenance.
Local flavor
Brickell, Wynwood, Little Havana, Coral Gables, South Beach. Each is its own market with dramatically different tenant profiles and STR economics.
Property profiles, rent roll, income and expense by unit, mortgage tracker, and a year-end P&L, the portfolio, at a glance.
- ✓ Excel + Google Sheets · instant download
- ✓ 30-day refund, no questions asked
- ✓ Works anywhere in FL
Real Estate Investor Portfolio by SailsAndShore, an editorial-feeling Excel planner for the way you actually live. Quietly powerful, beautifully organized, and ready the moment you open it.
- 0113-tab spreadsheet, fully editable
- 02Instant download: Excel (.xlsx)
- 03Works in Microsoft Excel (Mac & Windows)
- 04No macros, no subscriptions
Ready when you are.
Instant download. Lifetime access. No subscriptions.