How do you value MF buildings?
We take your trailing 12-month rent roll, normalize expenses, calculate NOI, and divide by the current cap rate for your zip. Then we cross-check with 3–6 actual comps in the immediate area. The output is a range, not a single number — because that's honest.
What cap rate should I expect in Miami right now?
Depends on the zip and asset class. Class B/C MF in core Miami trades anywhere from low-5s to mid-6s right now. Newer construction and prime corridors compress further. Older 1960s product in transitional zips trades wider. We'll pull your zip's actual trades.
Zestimate vs CRE valuation — what's the difference?
Zestimate uses residential algorithms based on price-per-sqft. CRE valuation uses NOI and cap rate — completely different math. For a 6-unit in Allapattah, Zestimate could be off by 30–50% in either direction. NOI/cap is how the market actually trades.
How accurate is this without an appraisal?
Honest answer: within ~5–10% if your rent roll is current and you give us accurate expenses. For a loan or sale, you'll still need a formal appraisal. This is to know if it's worth ordering one — and what the appraiser is likely to land at.
Will I get a written report?
You get a one-page PDF summary with the cap rate used, comps, NOI, valuation range, and refi cash-out estimate.
Do you tax-strategy too?
Not as a CPA — but we flag obvious moves (cost seg, 1031, depreciation recapture timing) and refer you to a Miami CRE CPA we trust. Free intro.
Can you broker the sale if I want to exit?
Yes — we work with licensed Florida brokers and refer when it's a fit. We'll be transparent about commission and structure. If a 1031 or refi makes more sense, we'll say so.
Refi or hold — which makes sense?
Depends on your rate vs market, your equity position, and what you'd do with the cash-out. The report includes a clear "hold / refi / sell" recommendation with the math behind each path.
305 Numbers Guy