May, 15, 2023Case Studies

Discovering a Rare Development Opportunity in Downtown Miami

Unearthing a Prime Listing in Downtown Miami

We found a unique development opportunity at 231 E Flagler St in Downtown Miami, listed on Crexi and represented by Mariano Saal from TIR Prime Realty. The listing is unpriced, so we used Deepblocks to determine a potential price.

Navigating Miami Zoning Overlays: RDIA and TOD

This development opportunity falls under two major zoning overlays, RDIA and TOD, which allow for 321 units and require no parking, as it is less than 1,000 SF from a metro mover station.

Maximizing Units and Calculating Potential Space

We maximized the units within the 24 FAR allowed by Right. Assuming 10,000 SF of retail and 10,000 SF of amenities, each unit would average 778 SF.

Exploring FAR Increases and Public Benefits

The property has a 50% FAR bonus, which can increase to 36 FAR contingent on public benefits. While benefits require human intervention, the bonus would increase the unit area to 1,200 SF, making it an attractive option for investors willing to navigate the bureaucratic process.

Olivia Ramos

Jun, 13, 2025Case Studies

Allapattah’s Big Leap: How Doubling Height Limits Could Reshape Miami’s Civic Center

Between a single vote at City Hall and a signature on paper, nine parcels in Miami’s Allapattah / Civic Center district just gained permission to reach twice as high as before. NOTRUSE HOLDINGS LLC successfully rezoned 88,039 sq ft from T6‑12‑O (12‑story cap) to T6‑24A‑O (24‑story cap). Although the floor‑area‑ratio (FAR) slips from 8 to 7—reducing theoretical buildable area by exactly 88,039 sq ft—the move unlocks new design possibilities and sets a fresh precedent for the neighborhood.

Nov, 24, 2023Case Studies

Unlocking Urban Potential: Miami's Zoning Yield Analysis

The Essence of Zoning Yields Understanding zoning yields at the parcel level is pivotal for comprehensive city-wide housing analysis and strategic site selection. While extracting basic zoning rules marks the beginning, the true insight lies in applying these ordinances to individual parcels, revealing the full spectrum of development potential within

Nov, 10, 2023Case Studies

Revitalizing Historic Edgewater: A Blueprint for Workforce Housing

Redefining Edgewater's Office Landscapes Our meticulous analysis identified 25 office buildings in Edgewater, earmarked for their potential to morph into vibrant residential hubs. The criterion for selection was clear: each building must offer the spatial capacity to host residential units that significantly exceed the existing office footprint. A Neoclassical Gem