Back to dealsAC-865STREET READYSTRONG BUYDevelopmentMU-3

510 Bayshore Dr #4B

Miami, FL 33131·multi family · 16bd/8ba · 6,200 sqft
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Margin Meter89% confidence
82
All-In$1,475,000
Spread$475,000
ARV$1,950,000
Deal Score Breakdown
89% Confidence
80Score
Excellent DealSTRONG BUY

This deal scores well across key metrics. Strong profit potential with acceptable risk profile.

Profit Potential
$475,000100
Return on Investment
32.2% ROI97
Margin Strength
82/10082
Risk Profile
3 flags40
Comp Support
2 comps83
Property & Comps Map
Subject
Comps (2)
10.1mi · $1.9M20.4mi · $2.0M
Zoning & Lot Analysis
Current ZoningMU-3
Frontage125 ft
Depth100 ft
Total Lot Size0.29 Acres
Yield Potential12 Units
Rezoning Approval Probability68%
Development Scenario Comparison
5 scenarios
Development Cost Estimator

Total Cost

$2.06M

Per SF

$333

Per Unit

$172K

Hard Costs

$1.18M · $190/SF
Foundation$25/SF
$155K
Structure$45/SF
$279K
Envelope$35/SF
$217K
MEP$35/SF
$217K
Interiors$50/SF
$310K

Site Costs

$519K
Site Preparation$5/SF lot
$63K
Utilities & Servicing$20K/unit
$240K
Roads & Hardscape$15K/unit
$180K
Landscaping$3K/unit
$36K

Soft Costs

$365K
Professional Fees$94K

Architect, engineer, surveyor · 8% of hard costs

5%12%
Permits & Fees$47K

Building permits, impact fees · 4% of hard costs

2%8%
Financing Costs$136K

Interest carry, loan fees · 8% of total project

4%12%
Marketing & Sales$88K

Staging, realtor fees, branding · 4% of gdv

2%6%
Hard Costs$1.18M
Site Costs$519K
Soft Costs$365K
Total Development Cost$2.06M
Financial Summary
Purchase Price$1,250,000
Rehab Estimate$180,000
Closing Costs$45,000
All-In Basis$1,475,000
ARV$1,950,000
Exit Strategies
Flip ROI32.2%
Cap Rate6.8%
DSCR1.55x
Monthly Cash Flow$5,500
Agent Narrative

Opportunity

8-unit building in Brickell-adjacent Miami. 3 units vacant, 5 rented at 30% below market. Value-add play with significant rent upside. Waterfront proximity commands premium.

Risk

Miami insurance costs are elevated post-hurricane season. HOA has pending lawsuit (slip-and-fall) -- verify insurance coverage. One unit has unpermitted bathroom addition.

Strategy

Renovate vacant units, raise rents to market on lease renewals. Stabilized NOI $168K = 8.6% cap on basis. Refinance at 65% LTV, hold for cash flow and Miami appreciation trajectory.

Red Flags (3)
Pending HOA lawsuit
Unpermitted bathroom in Unit 6
Elevated insurance market
Local Comps (2)
480 Bayshore Dr$1,850,000
0.1mi5,800 sqftSold 2025-10-0585% match
622 Brickell Key Dr$2,050,000
0.4mi6,500 sqftSold 2025-09-2080% match
Agent Audit Trail
ScoutAgent·Opportunity Detected

8-unit Brickell-adjacent with 37.5% vacancy and below-market rents. High value-add signal.

VerifierAgent·Rent Comp Analysis

Market rents $1,750/unit vs current avg $1,225. 43% upside potential.

AuditBot·Legal Scan

Pending HOA lawsuit detected. Recommend legal review before close.

AnalystAgent·Verdict Issued

STRONG BUY -- 32.2% ROI with significant rent upside. Legal review required.