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Miami Real GroupReal Broker, LLC
Andres Vieira · FL SL3357603 · Brokered by Real Broker, LLC · CQ1049632
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|3350 Biscayne Boulevard - Investor Due Diligence Report
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Leisure City Real Estate Market Intelligence 2026

Miami-Dade County · Exurban Support

The Global Gateway and South Florida Core

GLOSSARYCAGR · Annual price growth rateSTR · Short-term rental (Airbnb)HNW · High-net-worth buyerCapEx · Renovation and repair costsNOI · Rental income after expensesROGO · Strict building permit limitsLiquidity Moat · Market protection scorePhantom Inventory · Hidden supply not on MLSDecoupling · Prices detached from local wages

Liquidity Moat

Low

Phantom Inventory Risk

7/10

Decoupling Severity

7/10

2036 Strategic Scenario

Heavy reliance on downstream economic outflow from Miami core; vulnerable to macro slowdowns.

Bull Case

Miami affordability crisis drives sustained workforce demand creating 2-3% CAGR.

Base Case

Flat market with minimal appreciation as holding costs and insurance premiums consume equity gains.

Bear Case

Macro slowdown collapses downstream demand from Miami; distressed listings flood the market.

Buyer Opportunity

Lowest entry price points in Miami-Dade for workforce housing acquisition.

Buyer Risk

Minimal resale liquidity; buyer pool limited to workforce segment with no institutional backstop.

Seller Opportunity

Consistent demand from displaced Miami-Dade workforce buyers seeking affordability.

Seller Risk

Extended days on market; pricing power extremely limited by local income ceilings.

Tenant Opportunity

Affordable rental access for Miami-Dade essential workers.

Tenant Risk

Aging housing stock with deferred maintenance; limited amenity infrastructure.

Want institutional intelligence on Leisure City?

Speak with Andres Vieira, Founder & Vision Architect, Miami Real Group. Florida Real Estate License #3357603.

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