WorkspaceDiscoverRedevelopment research · Miami Beach · Miami-Dade County
1784 + 1794 Normandy Dr, Miami Beach
Two adjacent fourplexes are advertised together for $2.75M. Broker describes approximately 12,500 sq ft combined land and an unapproved townhouse concept.
Recorded status: Public listing page: active. Checked: .
Dated listing record · recheck availability and legal unit count.
- Asking price
- $2,750,000
Monthly rent · Scenario: Not reported
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | Not set | Needs your estimate |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 1.88% | Matches planning allowance |
| Annual insurance | $22,652 | Matches planning allowance |
| Annual owner-paid utilities | $9,600 | Matches planning allowance |
| Monthly HOA or condo fees | $100 | Matches planning allowance |
| Other annual operating expenses | $4,800 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
Two advertised fourplexes; eight 1-bedroom units
- Reported units
- 8
- Reported listing area
- 5,792 sq ft
- Asking / reported sq ft
- $475
Broker info & key considerations To confirm
- The $6,400 gross-income fields have no clear time period and may overlap; no annual rent inferred.
- Eight-unit package is outside single two-to-four-unit financing assumptions.
- Conceptual twelve-townhouse plan is not approved. No separate rights sale or developer buyout verified.
Source evidence and diligence
Financial figures observed Sep 25, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Needs supported whole-property rent or your rent assumption and a positive asking price. Unknown rent is not zero.
Sources
- HomeRep / A12068594 · package description checked 25 SepSource observation · Sep 25, 2026
- Listing page on homerep.comWorkbook observation · Sep 23, 2026
- 1794 Normandy counterpart source recorded in workbook · income period unclearWorkbook observation · Sep 23, 2026
Questions to resolve
- Obtain unit leases, tenant estoppels and a trailing 12-month operating statement.
- Verify legal unit count, title, permitted work and possession terms.
- Obtain wind/flood insurance quotes and a buyer property-tax estimate.
- Inspect roof, structure and recertification records; price immediate work.
- Confirm both parcels convey and obtain a written zoning, historic-overlay and development determination.
Similar properties
- 700 NW 7th Ave, Miami: redevelopment research, asking $2,750,000
- 927 4th St, Miami Beach: redevelopment research, asking $1,699,000
- 2765 NW 17th Ter, Miami: redevelopment research, asking $1,625,000
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods