Sources & methodology
Understand the evidence behind the numbers
siEarn is a residential investment research workspace for Miami-Dade, Broward and the Florida Keys. It combines a curated collection of dated property observations with editable financial scenarios and diligence checklists.
What does a property record mean?
A record is research, not a guarantee that a property is for sale. Public listing pages, broker descriptions and retained workbook observations can be incomplete, contradictory or out of date. Each property brief shows its source links, observation dates, recorded status and unresolved questions. An observation date is when the source was checked, not a promise of continuous monitoring.
Where do the facts come from?
Published research retains its original listing or official source. Workbook-only records are labeled as not rechecked. Seller-reported rent, NOI, renovation claims and unit counts require supporting documents. A public source does not verify legal use, title, leases, collections or development rights.
The separate Miami-Dade county registry contains records matching its documented 2–4-unit query. County assessed values are not asking prices, appraisals or buyer tax forecasts. Registry coverage does not mean these properties are for sale or that every rental property is included.
How are estimates different from facts?
Private financial scenarios use your inputs and labeled, editable budgeting allowances. An estimate is not a quote or verified expense. Missing required values block a complete conclusion instead of silently becoming zero. Enter zero only when that is your explicit assumption. Rent estimates and partial-property income must not be described as verified whole-property collections.
How does siEarn calculate returns?
- Net operating income (NOI) excludes financing and recurring capital reserves.
- Cash flow deducts debt service and recurring capital reserves as well as operating costs.
- Cap rate is annual NOI divided by the displayed price basis. Gross rental yield is a separate measure.
- Acquisition cash includes the down payment, closing costs, repairs, repair contingency and initial reserves.
- A modeled purchase-price ceiling tests your cash budget and downside cash-flow constraints. It is not an appraisal or a recommendation to bid.
What still needs professional verification?
Confirm current listing availability, legal units, leases, insurance, taxes, building condition and financing with the relevant source and qualified professionals. Condo research separates inspections, reserves, assessments, insurance and lender eligibility. Unknown evidence is not a failed building. Market articles link to their primary sources and state the date of their research.
What stays private?
Saved properties, custom leads, financial scenarios, checklists and offer drafts in the workspace stay in your current browser unless you choose to export or submit them through a separate feature. They are not part of the public property directory or search metadata. Newsletter preferences and agent submissions have separate privacy notices.
What can siEarn prepare?
Offer preparation creates a worksheet and proposed terms. It does not sign or submit an official Florida Realtors/Florida Bar contract. See the buying roadmap for the boundaries of available and planned services.
For a source correction or research question, contact hi@siearn.com with the property record and supporting source.