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Brokerage for investment property in Miami.

Dispositions, acquisitions, and leasing, with a specialty in multifamily and development sites. What each service is, how we run it, and where each one stops.

Who we work with

Owners
We run the sale from price to closing, and we say hold when holding is the better position.
Buyers
We reach owners before a listing exists, and we rebuild the seller’s numbers before you bid.
Developers
We read a parcel for what it can carry, and we sell a finished building on the rent roll it earns.

What we do

Dispositions
Seller-side representation, from the first read to the closing table.

Most of the outcome is decided before anything goes to market. Read first, with its condition and its rent gap documented, the same building can be taken to buyers who arrive at different numbers for it: one who will operate it, one who will renovate it, and one who is buying the land under it. Which case we make to which buyer is where the price comes from.

What this is not. We do not take a listing at a number we cannot defend to a buyer, a lender, and an appraiser. That costs us listings. It also means the number we do put out holds when it is tested.

Acquisitions
Buy-side representation, including the parcels that are not for sale yet.

Buying well here is a sourcing problem and an underwriting problem, in that order. We work the territory one owner at a time, on a reason specific to their property, which is the only version of off-market that means anything. And a seller’s numbers are a claim, not a fact, so we rebuild them: taxes modeled at your basis rather than the seller’s, condition priced as a capital schedule, insurability weighed before financing is assumed.

What this is not. We are not looking for a reason to say yes. A documented pass is a deliverable here, and a good property at a bad basis is still a bad deal.

Leasing
Owner-side lease-up, used where it lifts the value of a sale.

A buyer underwrites documented income. Rent that is signed is a line in the file; rent that is merely achievable is an argument. So leasing here is a lever rather than a standing service: vacancy filled before a sale, leases reset where they sit under market, an operating history built for a newly finished building.

What this is not. Property management. We place tenants where it serves a sale; collecting rent and running the building is a different job, and not ours.

How we do it

Opinion of value
We establish six things about the property before anyone says a number out loud, and we put them in writing. The six sections are laid out below; the price comes after all six.
Price and position
We bring a range and the reasoning behind it. You set the list price, and we say when a number is not supported before the market says it more expensively.
To market
We take the property to the buyers most likely to pay for it, and we approach them directly, in English and Spanish. We agree the plan with you before anything goes out.
Contract to close
We calendar every deadline from the effective date, track every document, and keep every party in one place. We answer open questions before they become price reductions.

Inside the opinion of value.

A broker opinion of value is where the work happens, so here is what is in ours, in the order we run it.

What it is
Folio, legal unit count, year built, construction type, and what actually conveys. What a listing calls a unit and what the property is legally permitted to have are not always the same thing.
What condition it is in
The systems and the envelope, and separately the items that change a price or stop a loan: an open permit, a roof no carrier will write, a recertification coming due.
What the zoning still allows
The gap between what is built and what is permitted. Capacity that was never used is value the owner already owns, and it does not appear in a comparable sale.
What it earns
The in-place income, the expense load, and the gap between contract rent and market rent. On a long-held building that gap is often the largest single number in the analysis.
What could be added
What a renovation or a rent reset would cost, and what it would add to the value. Often the cost is higher than the gain.
What to do with it
One recommendation with the reason behind it: hold, sell, reposition, or redevelop. Hold gets recommended as often as the numbers support it, and a recommendation that needs a paragraph is not finished.

How certain the number is. A first pass is built from the desk, and walking the property upgrades it; condition and cost figures stay directional until an inspector or a contractor confirms them. It is a broker opinion of value, not an appraisal, and where a transaction needs an appraisal we say so.

What we do not do

We do not manage property
Placing a tenant and running a building are different jobs. We do the first where it serves a sale, and the second belongs to a manager.
We do not work on homes bought to live in
Our work is investment property. When the job is a place to live, we say so rather than take it.
We do not promise a price, a date, or a market
Those are not ours to promise. What we commit to is the preparation, the process, and the truth about the rest.
We do not claim to catch everything
We map the failure points that are common and the ones that are critical. What comes up inside our scope is ours to attack.

What we settle before you sign

Most of the friction in a listing comes from expectations nobody stated. So we put six things in writing before anything else:

  • What happens, and when
  • How we represent you
  • What is marketed, and what is withheld
  • What we need from you
  • The fee
  • How often you hear from us

Start with the property.

Send the address and what you’re weighing.
We read it before we price it.

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