Short-Term Rental Yield Analysis
Carillon Miami Beach · Residence 1215
6801 Collins Ave # 1215, Miami Beach FL 33141 · 2 Bed / 2 Bath · 993 sq ft · Built 2008
$875,000WaterfrontBayShort-term allowed
STR revenue here is the a market revenue estimate for the building (82% occupancy, $448 average nightly rate, range $99,200 to $138,300), May 2024, not measured on a unit — a market benchmark, not a unit-specific promise. Most units land below the zone median; the scenarios below bracket the range and the base case is deliberately mid-range.
| STR revenue basis (a market revenue estimate for the building (82% occupancy, $448 average nightly rate, range $99,200 to $138,300), May 2024, not measured on a unit) | |
| Gross annual revenue — base case | $114,400 |
Owner-operated short-term rental: you run pricing, guest messages and the listing, PMB (Property Management Brickell) runs cleaning, maintenance and check-ins. Base revenue $114,400.
| Gross STR revenue | $114,400 |
| Co-host operations, PMB (12%) | −$13,728 |
| HOA ($3,939 × 12) | −$47,268 |
| Property tax (est., see below) | −$17,500 |
| Insurance (condo, STR) | −$2,000 |
| Utilities + internet | −$2,640 |
| Supplies, turnover, reserves (~4%) | −$4,576 |
| Net operating income (NOI) | $26,688 |
Unlevered cap rate = $26,688 ÷ $875,000 = 3.1%.
The same $26,688 NOI, two ways to own it.
Held as a short-term rental with stays of 7 days or less on average, and with you materially participating, the first-year depreciation offsets your other income. Estimate, to be confirmed by a cost segregation study and your CPA.
| Depreciable basis (price less ~12% land share) | $770,000 |
| Reclassified to 5, 7 and 15-year property by cost segregation (~20%): furniture, appliances, finishes, dedicated systems, share of the amenities | $154,000 |
| Building shell, 39 years straight-line (full year) | $15,795/yr |
| Year-1 bonus depreciation (100%, IRC §168(k)) | $154,000 |
| Federal tax saved at 37% | ≈ $56,980 |
| Year 1 | Following years | |
| Cash flow after mortgage ($700,000 @ 6.0%) | −$23,674 | −$23,674 |
| Principal paid down (equity) | +$8,362 | +$8,362 |
| Federal tax saved at 37% (rental loss: interest + depreciation − NOI) | +$62,645 | +$11,510 |
| Total return, before any appreciation | +$47,333 | −$3,802 |
| On the $201,250 cash in | +23.5% | −1.9% |
Without the tax effect the same unit returns −7.6% a year on the cash in. Year 1 assumes the unit is placed in service late in the year, so the shell starts depreciating the following year. That is about 28% of the $201,250 cash in on the 20%-down case, back in year one: depreciation runs on the full price, mortgage included. Conditions: closed and bookable before 31 December for this tax year; average stay of 7 days or less; more hours than anyone else on the unit, logged (you on pricing and guests, the PMB co-host team on operations); no more than 14 days of personal use. The deduction is recaptured on sale unless you hold, exchange under §1031 or pass it on. How the Miami STR tax strategy works.
80% financed at 6% over 30 years. Rents, charges and value grow 3% / 3% a year (assumptions, not a forecast). Sold at the end of year 5 with 7% selling costs; the depreciation taken is recaptured on sale.
| Cash in at closing (20% down + ~3% closing) | −$201,250 |
| Year 1: cash flow after mortgage −$23,674, tax saved +$62,559 | +$38,885 |
| Year 2: cash flow after mortgage −$22,874, tax saved +$10,931 | −$11,943 |
| Year 3: cash flow after mortgage −$22,049, tax saved +$10,417 | −$11,632 |
| Year 4: cash flow after mortgage −$21,200, tax saved +$9,882 | −$11,318 |
| Year 5: cash flow after mortgage −$20,325, tax saved +$9,323 | −$11,001 |
| Sale year 5 at $1,014,365, less 7% costs ($71,006) | $943,359 |
| Mortgage paid off | −$651,380 |
| Tax on sale: furniture and equipment at their year-5 value (30% of cost) $17,094 at 37%, building depreciation $15,795 at 25%, capital gain $35,678 at 23.8% | −$68,567 |
| Net profit after tax over 5 years | $15,152 |
| Return after tax (IRR) · cash multiple | 1.6% · 1.08× |
| Same deal before tax, for comparison (IRR) | -1.6% |
| Same deal if value grows 5% a year instead of 3% (after-tax IRR · profit) | 8.1% · $87,706 |
| Exit through a §1031 exchange instead of a taxable sale: $51,473 of tax deferred into the next property (after-tax IRR · profit, +3% / +5%) | 6.4% · $66,626 13.5% · $161,841 |
Why it beats the pre-tax figure: the deduction comes back in year 1 at 37%, and at sale most of it is taxed again only as real estate gain (25% and 23.8%), five years later. The sale-price allocation to furniture and equipment is set with your CPA; a lower value moves more of the gain to the capital rates. In a §1031 exchange the whole real-estate tax (building recapture and capital gain) rolls into the replacement property, bought within 180 days through a qualified intermediary; the furniture and equipment share stays taxable, since personal property no longer qualifies (2018 law). Holding until death steps the basis up and erases the deferred tax. Not tax advice; your CPA confirms the numbers for your return.
Same $875,000. Only the STR revenue assumption changes (cap = NOI ÷ price).
I'll walk you through STR set-up, financing options, and run the live numbers for this unit.