Miami Condo Mondays™ is a live podcast hosted by Peter Zalewski of the Miami Condo Investing Club™ and veteran broker Jenny Huertas of CVRRealty.com providing an in-depth look at the latest residential real estate trends in South Florida.

Recorded weekly in Greater Downtown Miami, the podcast offers a one-hour discussion on various real estate topics, including preconstruction condos, market trends and investment strategies.

The hosts share their expertise, with Zalewski focusing on macro perspectives and Huertas offering micro insights from her on-the-ground experience.

Tune in every Monday at 4 PM (EST) on the social media accounts of Peter Zalewski and Jenny Huertas for insights on the latest trends in the South Florida condo market.

Episode Overview

Key South Florida condo submarkets are “Uninvestable“ at current asking prices, with bellwether areas in Greater Downtown Miami and Miami Beach showing cap rates below 1 percent, according to a new report.

This data-driven analysis was the focus of the Nov. 3, 2025, episode of the Miami Condo Mondays™ podcast, hosted by consultant Peter Zalewski and broker Jenny Huertas.

As South Florida enters the 2025-26 Winter Buying Season, the disconnect between high asking prices and median rents makes it financially unviable for most investors to achieve a positive cash-on-cash return.

Zalewski introduced a new metric, the Miami Condo Investability Barometer™, to simplify cap rate analysis and provide clarity for “do-it-yourself” (DIY) buyers.

The Barometer provides a five-tier scale for classifying investments based on simplified cap rates, which are calculated by subtracting annual property taxes and maintenance fees from gross annual rent.

This “back of the napkin” calculation intentionally excludes other carrying costs, such as mortgages, individual unit insurance, vacancies and repairs, to establish a baseline for investability.

Based on the new Barometer, a cap rate of 0.00 percent to 1.99 percent is deemed “Uninvestable,” and 2 percent to 3.99 percent is “Unattractive.”

The core “Investable“ threshold is a cap rate between 4.00 percent and 5.99 percent, a rate that would compete with other baseline investments, such as high-yield CDs.

A cap rate of 6.00 to 7.99 percent is classified as “Attractive,” while 8.00 percent or higher is a “Pound The Table“ signal for an exceptional opportunity.

The analysis of the Greater Downtown Miami Overall condo market—a bellwether for high-density product—showed an average asking price of about $1.3 million per unit.

With a median monthly rent of $3,600, or $43,200 annually, the gross income is quickly consumed by carrying costs.

A median unit in the area carried annual expenses of about $32,000 for property taxes and maintenance fees, leaving a net income of about $10,569.

Based on these figures, the resulting cap rate for Greater Downtown Miami Overall condos is 0.80 percent, falling deep into the “Uninvestable“ category.

To reach the 4.00 percent “Investable“ threshold, the average asking price in Greater Downtown Miami would need to be cut by 80 percent to about $264,225.

The analysis of the Miami Beach “Vintage” condo market—properties 30 years or older—showed similarly dire figures.

The average asking price for a Vintage condo in Miami Beach is nearly $702,000, with a median monthly rent of about $2,350, or about $28,200 annually.

After subtracting median annual taxes and maintenance fees of approximately $23,300, the net income for this property type is only about $4,900.

This results in a 0.70 percent cap rate, also classified as “Uninvestable.” To reach a 4.00 percent “Investable“ cap rate, the price would need to fall 82 percent to less than $124,000.

Huertas noted that the current market “feels like 2007,” just before the last South Florida condo crash, with prices high and not falling fast enough to motivate buyers.