Real Estate Investing in Miami Beach, Florida (33109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33109 (Miami Beach, FL)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
An appreciation play — values grow, but cash flow is thin. Best for long-hold investors comfortable with paper gains over monthly income.
- High vacancy: 54.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 235.5 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely.
What’s happening in Miami Beach, FL (33109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 33109 Miami Beach
From a cash-flow lens, ZIP 33109 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $6.7M median. It rewards specialists, not generalists.
The investment case in 33109 is solid only for operators who understand what they are buying. A $6.7M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 33109 offers a low basis, the region around Miami Beach has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 33109 includes headwinds that any investor should price in. Income distribution skews lower than Miami Beach averages, and tenant stability requires active management.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Miami Beach:
Property Strategy for 33109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $3,203,933 | $3,580 | 0.8% | +8.0% | $1,601,967 |
| 3BR | $5,975,935 | $4,590 | 0.6% | +12.2% | $1,991,978 |
| 4BR | $10,674,638 | $5,310 | 0.4% | +10.0% | $2,668,659 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33109 Compare?
| Metric | 33109 | Miami Beach | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $6,710,505 | $2,073,820 | N/A | $374,697 |
| 5-Year CAGR | 12.7% | 6.2% | N/A | 7.4% |
| Avg Rent | $2,375 | $2,875 | N/A | - |
| Cap Rate | 0.3% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33109 (Miami Beach, FL). Anonymous, moderated, never written by AI.
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Property managers serving Miami-Dade County
Manage rentals here? List your business →Cadisa Inc. specializes in delivering reliable, hands-on property management solutions for condominium associations, commercial buildings, and multifamily communities across South Florida, with a focu summary from their website
Florida Property Management Strategies is a boutique community association management firm serving select communities in Miami, built on responsiveness and supported by systems for smooth community op summary from their website
Maxima Property Management Inc. offers property management, real estate brokerage, second home management, and vacation rental management services in South Florida, including Pompano Beach, Fort Laude summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $6,710,505 |
| Monthly Rent | $2,375 |
| Price-to-Rent | 235.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 0.4% |
| Cap Rate | 0.3% |
| 5-Year IRR | 13.0% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +12.7% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 33109
Population: 893
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 33109
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MIAMI BEACH FEINBERG/FISHER K-8
MIAMI BEACH SOUTH POINTE ELEMENTARY SCHOOL
NEW WORLD SCHOOL OF THE ARTS
KEY BISCAYNE K-8 CENTER
I PREPARATORY ACADEMY
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,269 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is the working-renter base in Miami Beach, FL?
The renter base in Miami Beach, FL is reasonable for the $2,375/mo price point. Screening well and pricing to market typically yields predictable tenants.
What kind of market is Miami Beach, FL for investors?
Our data puts Miami Beach, FL at 2.0/5 for investability. Home prices of $6.7M and rents around $2,375/mo create a solid backdrop for investor activity.
Are there empty rentals in Miami Beach, FL?
Vacancy in Miami Beach, FL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,375/mo.
Is rental property easy to operate in Miami Beach, FL?
Landlord-friendliness in Miami Beach, FL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How do home values compare in Miami Beach, FL?
In Miami Beach, FL the median home value sits at $6.7M. Against the broader FL market, that reads as reasonable for most investors.
You know 33109 now. You don’t know where it ranks.
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How 33109 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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