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RealTIRR
OpenDemo listingCondo · Value-add · Moderate risk

Brickell Condo Reposition

Brickell, Miami, FL · General location shown; exact address is released in the diligence file to eligible investors.

Glass condominium tower in Brickell Miami seen from a palm-lined street

Dated high-floor unit in a well-run Brickell tower, acquired below renovated in-building comparables with a defined interior scope.

Start with the key terms here, then use the sections below for financials, intelligence, property details, market context, the business plan, structure, risks and documents.

Financial Summary

One model, one set of numbers.

Purchase price
$610,000
Improvement / rehab budget
$65,000
Other project costs
$24,000
Contingency
$11,000
Total project basis
$710,000
Projected exit value
$790,000
Expected profit
$80,000
Projected return
11.3%
Projected IRR
11.3%
Investment term
12 mo
Cash yield
5.9%

Model rm-calc-1.0.0 · Assumptions: Projected exit value is a modelled estimate, not a contracted sale price.

Uses of capital

Every slice is the same figure shown in the table above.

$710KTOTAL BASIS
  • Purchase price86%
  • Improvement budget9%
  • Other project costs3%
  • Contingency2%

Where the exit value goes

Modelled split of projected exit value between recovered basis and profit.

  • Project basis recovered$710,000
  • Projected profit$80,000

Downside and upside scenarios

Same model, shocked inputs. Projected IRR under each case — modelled, not guaranteed.

11.3%

Base case

9.3%

Rehab +20%

0.1%

Exit −10%

7.4%

Term +6 mo

Investment intelligence

The reasoning behind the score.

Investment DNA

  • Acquisition85

    Priced under renovated units in the same line.

  • Market84

    Brickell absorption steady; new supply concentrated nearby.

  • Liquidity88

    High transaction volume in the building.

  • Rehab86

    Interior only; association approval required.

  • Legal74

    Condo docs and reserve study under review.

  • Climate68

    Coastal exposure; association insurance rising.

  • Neighborhood90

    Walkable core, transit and employment adjacent.

  • Exit80

    Resale depends on unit-level comparables holding.

  • Data Quality79

    Association financials partially received.

Scores

81

RealTIRR Score

83

Confidence

RealTIRR Score evaluates the overall quality of an opportunity across acquisition, risk, liquidity, execution, downside protection, market conditions and data confidence. A higher projected return does not automatically produce a higher RealTIRR Score.

Model rm-score-2.4 · scored 2026-08-17

Key strengths

  • — Below renovated in-building comparables
  • — Scope limited to interiors
  • — High in-building transaction liquidity

Key risks

  • — Association assessments and insurance are rising
  • — Renovation requires association approval
  • — Condo supply nearby could pressure pricing

Data gaps

  • — Reserve study outstanding
  • — Two years of association financials pending

Property

Condition today, condition planned.

Glass condominium tower in Brickell Miami seen from a palm-lined street
DEMO · Exterior
Aerial view over the surrounding blocks
DEMO · Aerial context
Interior in current condition
DEMO · Interior — current condition
Improvement works under way
DEMO · Works in progress
Interior after planned improvements
DEMO · Interior — planned finish

Walkthrough

Ambient walkthrough footage for Brickell Condo Reposition

DEMO footage. Not a recording of this asset.

Layout

Brickell Condo Reposition

Schematic · DEMO
LIVINGKITCHENBED 1BED 2BATH
Diagram only. Not to scale, not a survey, and not an as-built record. Measured drawings publish in the document center once on file.
Glass condominium tower in Brickell Miami seen from a palm-lined street
Drag
Current conditionPost-execution
DEMO imagery. Illustrative comparison only — not a survey, rendering, or as-built record.

  • Improvement budget

    $65,000 programmed for the physical works.

  • Contingency

    $11,000 reserved against cost variance.

  • Programme

    12 mo from acquisition to modelled exit.

Location context

The block, not just the building.

Illustrative DEMO only

Illustrative layers

Planned layers

Flood zonesZoningPermitsDevelopment activityMarket heat

This diagram is not a live map or market-data product. Exact location and verified third-party context will appear after mapping and licensed data infrastructure is connected.

Market

Submarket data, when it can be verified.

Verified market intelligence coming online

RealTIRR will publish submarket pricing, inventory, transaction speed and rent trends for Brickell, Miami, FL after a licensed data feed is connected and verified.

No placeholder market figures are displayed.

Business plan

Where this asset sits in its lifecycle.

  1. Acquired

    Current phase

  2. Execution

  3. Renovation

  4. Listed

  5. Under contract

  6. Exited

  7. Distribution complete

What does my investment represent?

Proposed participation terms, stated plainly.

Total offering size
$720,000
Total unit supply
7,200
Price per unit
$100
Minimum subscription
$5,000 · 50 units
Proposed participation per unit
0.0139% of total unit supply
Unit represents
Subject to final counsel-approved documents, one unit is proposed to reflect a non-voting economic membership interest in the offering SPV, not a direct interest in the real property.
Economic rights
Proposed pro-rata participation in net proceeds attributable to the asset after debt service, fees, reserves and SPV expenses. No voting or management rights are proposed.
Distribution rights
Under the proposed structure, distributions would occur only if and when declared by the SPV manager. No distribution is promised, scheduled or guaranteed.
Transfer restrictions
No secondary market is planned. The proposed terms restrict transfers except by operation of law or with manager consent, subject to applicable securities laws.
Exit treatment
The proposed treatment at an asset sale is redemption of units, pro-rata distribution of available net proceeds and cancellation of the units, subject to final documents.

These are the proposed terms for this offering. The structure has not been finalized by counsel, so nothing above creates a legal right, an entitlement to distributions, or an enforceable interest. Final terms will be set out in the executed offering documents.

Structure

Proposed structure at a glance.

  1. Physical asset

    Brickell Condo Reposition, Brickell, Miami, FL

  2. SPV / legal entity

    RM Brickell SPV (proposed)

  3. Economic interests

    Defined by the entity's governing documents

  4. Digital representation

    Units recorded per the approved structure

  5. Investors

    Eligible, verified participants

Risk disclosure

Projections are modelled estimates and are not guaranteed. Real estate investments may result in the loss of some or all invested capital. Risks include project delays, construction cost overruns, market and interest-rate movements, limited liquidity, regulatory change, and risks specific to this property. There is no secondary market for these interests, and you should be prepared to hold until the project exits.

Read the full risk disclosure

Data Room

Documents, with clear status.

Eligible investors can review available diligence and official offering documents in the document center. Draft or pending items are labelled and are not presented as final.

Open document center

$5,000 minimum · 37% funded