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Pre-construction investment analysis

Choose the project, enter the price and expected rent. In seconds you'll have the cash your client needs, appreciation through delivery, rental income and a 10-year projection, ready to share.

How it works

  1. 1Choose the pre-construction project (or "Other project" if it's not on the list). The deposit schedule, delivery date, rental rules and HOA load automatically.
  2. 2Enter the unit price and the expected rent: nightly if the building allows Airbnb, or monthly.
  3. 3Get the cash your client needs, appreciation through delivery in 3 scenarios, net rental income, the break-even occupancy and a 10-year projection with IRR. Share it with a link or download it as a PDF.
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Pre-filled with the starting price ($550,000) + 10%. Change it to the unit's actual price.

Expected rent

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In Miami, an Airbnb is booked about 61% of nights on average, at around $263 a night (AirDNA, 12 months to August 2026).

Settings (assumptions)
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Estimate: $690 a month (developer's HOA: $1.5 per sq ft). Enter the actual amount if you have it.

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Investment Analysis · October 24, 2026

14 ROC

$605,000

Hypothetical projection. Prepared using market assumptions; appreciation, occupancy and income are not guaranteed. See the full legal disclosure at the end of this report.

Cash required

At contract signing (20%)
$121,000
Total during construction (40%)
$242,000
Est. closing costs (3%)
$18,150
At closing, Early 2028 (estimated)
$363,000

The closing payment can be made in cash or with a mortgage.

Appreciation through delivery (about 16 months)

Conservative · 1%/yr

+$8,080

3% on cash invested

Base · 3.1%/yr

+$25,135

10% on cash invested

Optimistic · 5.8%/yr

+$47,233

20% on cash invested

Gain on the $242,000 paid during construction, if sold at the estimated value at delivery. Before commissions, taxes and selling costs.

Condos in Miami (Zillow, as of August 2026): 3.1% a year over 10 years (base), 1% over 20 years from the 2006 peak (conservative) and 5.8% over 15 years from the 2011 bottom (optimistic). Last 12 months: −2.1%.

Who manages the Airbnb?

The owner lists the unit and handles guests, so there's no management fee. Airbnb still takes its 15.5% host fee.

How it's bought

Airbnb income

Enter the nightly rate to see the income.

Legal disclosure. This report constitutes a hypothetical projection for informational and educational purposes only. It does not constitute an offer, nor a promise or guarantee of appreciation, occupancy, income or return. It is based on the data entered by the user of the tool and on base assumptions derived from market averages published by third parties, which may not apply to this unit; actual results will differ and may be lower or negative. Property values may decline, construction may be delayed, and all or part of the deposits may be at risk. Rental income depends on building and association rules, on city, county and state permits and licenses, and on taxes that are subject to change. It does not include financing, income or capital gains taxes, or withholding applicable to foreign buyers (such as FIRPTA). It does not constitute legal, tax, financial or investment advice; the user should consult a licensed attorney, accountant and financial advisor before making any decision. Prices, deposit schedules and dates are set by the developer and are subject to change without notice; the official documents should always be verified. The tool is provided "as is"; Abelardo Libera and eXp Realty assume no liability for decisions made in reliance on it. The user is responsible for the data entered and for how these results are presented.

Assumptions used in this report: appreciation of 1%, 3.1% and 5.8% a year; closing costs 3%; property tax 1.5% of the price a year; insurance $2,500 a year; HOA $690 a month; occupancy 61%, Airbnb host fee 15.5%, management company 25%, electricity and internet $200 a month; maintenance 5% of income.

Where the base assumptions come from (September and October 2026)

  • Appreciation: Zillow's condo home value index (ZHVI) for the project's city, as of August 2026; cities without their own figure use the Miami-Fort Lauderdale metro. Base: 10-year annual average; conservative: 20 years (from the 2006 peak); optimistic: 15 years (from the 2011 bottom). Over the last 12 months condo values fell in most areas (Miami −2.1%, Aventura −5.5%); Miami Realtors: Miami-Dade condo median −0.5% in August 2026.
  • Monthly rent +3% a year: Zillow's rent index (ZORI) for the Miami metro rose 1.6% over the last 12 months and 5% a year over 5 years. Airbnb rate +2% a year (the Federal Reserve's inflation target); Miami's average nightly rate fell 6.3% over the last 12 months (AirDNA).
  • Expenses +4% a year: a bit above normal inflation (about 3%), because HOA fees and insurance rise faster in Florida. From 2020 to 2025, Miami-Dade HOA fees rose 59% and insurance 49.5%, driven by the condo reserve law passed after Surfside; a new building starts with its reserves already funded.
  • Loan rate (October 2026): the analysis starts at 8.6%, the midpoint for foreign national investment loans (DSCR loans, 7.75% to 9.5%); for U.S. residents, 7.6% (conventional investment loans, 7.25% to 8%, 0.5% to 0.875% above Freddie Mac's primary-home average of 7.28% on October 1). Reviewed monthly.
  • Selling costs 8%: 5% to 6% in commissions, 0.7% documentary stamp tax on the deed, plus title insurance and closing; Florida sellers pay about 8% to 9.5% in total.
  • Airbnb occupancy and nightly rate by area: AirDNA, 12 months to August 2026: Miami 61% and $263, Miami Beach 59% and $325, Hollywood 59% and $234; other areas use the average (60% and $274). Reviewed monthly. Other sources (AirROI, Rabbu) report lower occupancy.
  • Airbnb fee: since 2026, Airbnb charges hosts 15.5% (a single fee that replaced the 3% host fee).
  • Management: full-service Airbnb management runs 20% to 30% of income in South Florida (about 25% on average); traditional rentals run 8% to 12%, with the unit vacant 5% to 7% of the year.
  • Property tax: for investors (no homestead exemption) in Miami-Dade the rate is about 1.75% of assessed value, and the county assesses about 85% of the purchase price (Florida law deducts 15% for cost of sale); we use 1.5% of the price.
  • Condo insurance (HO-6): the Miami-Dade average is about $2,500 a year.
  • Pre-construction closing costs: 2.5% to 3.5% of the price (developer fee, documentary stamps, title insurance and working capital); we use 3%.
  • HOA in new buildings: $0.75 to $1.50 per sq ft per month; projects on this site that publish it range from $1.60 to $1.88. If the project doesn't publish it, we use $1.25.
  • Airbnb utilities (electricity and internet): $150 to $250 a month; we use $200. Cleaning is paid by the guest.

Free tool from abelardolibera.com.

Frequently asked questions

How much does it cost?
Nothing. It's free, with no sign-up.
Where do the assumptions come from?
From public South Florida market sources (AirDNA, Zillow, Miami Realtors, and guides on closing costs, insurance and property management). The sources are listed in the report, and every assumption can be changed under "Settings".
Why does Airbnb net less than expected?
Because since 2026 Airbnb charges hosts 15.5%, and on top of that there's HOA, property tax, insurance, utilities and maintenance; if a management company runs it, that's another 20% to 30%. The tool shows every expense so your client sees the real number.
Does it follow each building's rules?
Yes. If the building doesn't allow short-term rentals, the Airbnb option is locked and the analysis uses a monthly rental.
Are the results guaranteed?
No. It's a hypothetical projection based on market assumptions; the report includes the full legal disclosure. Always verify the developer's official documents.