Enter an MLS number above
The simulator will fetch real listing data and calculate
both STR and Long-Term rental breakeven scenarios.
How the simulator works
Type the MLS number of any Miami condo or house for sale (Miami Realtors MLS, read live through Bridge Data Output). The simulator pulls the asking price, the HOA fee and the annual property tax from the listing, then runs two scenarios side by side on the same purchase.
Short-term rental (Airbnb, nightly)
Gross revenue is average daily rate times occupancy. Starting values are AirDNA market averages for the area (51% to 65% occupancy depending on the zone); change both if you know the building. Two cost lines come off revenue before HOA, tax and insurance: operating costs at 22% by default (cleaning, laundry, supplies, payment and channel fees, utilities, small repairs), measured on the Property Management Brickell ledger over the 12 months to September 2026, and professional management at 20%. That ledger counts what reaches the host, after Airbnb's commission: if your revenue figure is before commission, raise the operating line. Set management to 0 if you run the unit yourself. Florida and Miami-Dade add roughly 13% in sales and tourist tax (14% in Miami Beach) on every night, paid by the guest on top of the rate: it is not your income.
Long-term rental (12-month lease)
Monthly rent less 8% vacancy and a 1% per year maintenance reserve, then the same HOA, tax and insurance lines.
Property tax after you buy
The seller's bill does not transfer: a sale resets the assessment toward market. When the listing's tax is under 1.8% of the price, the simulator uses 2.0% of the price as an estimate and shows the seller's bill beside it. Your first full bill may differ; check it with the Miami-Dade Property Appraiser.
Financing and exit
Both scenarios use a down payment (30% by default), an interest rate and a balloon of 5 to 15 years, the shape of most seller-financed and portfolio loans on Miami condos. Every slider moves the breakeven, the monthly cash flow and the cap rate at once, so you can see which assumption the deal actually depends on.
Before relying on a short-term number, check that the building allows nightly rentals: most Miami condos do not. See which Brickell buildings allow daily rentals, how we analyze a property and the STR tax strategy guide.