Miami Design District Land Strategy | $1M Infills & Dual Unit Luxury Infill Model in Buena Vista

Miami Design District Infill Strategy | Luxury Land Development in Buena Vista

Welcome to the April 18 work session. In this live breakdown, we go deep into urban infill development strategy in Miami’s Design District, with a focus on Buena Vista East and Little Haiti. We analyze teardown lots, zoning overlays (T3L), new construction premiums, and case studies of recent $1M+ land sales converting to $3M–$5M duplex builds with detached ADUs and pools.

Rob Ellis, founder of Horizontal Land Partners, takes you through how $900K raw land in 33127 can create outsized returns in 12–18 month cycles through optimized site planning, fast-track entitlements, and efficient design.

TIMESTAMPS
00:00 – Introduction and fund update
01:09 – Silicon Valley buyer looking for land under $1M
02:20 – Exit goal: $4M–$5M single family infill product
03:35 – US1 corridor and Pinerest overlay: land value strategy
05:01 – Priced out of Miami Beach: why east of I-95 still wins
06:40 – Land selection vs new construction: Ohio vs Miami
08:25 – Buena Vista teardown lots under $1M
10:00 – T3L zoning explained: by-right ADU, duplex, fast permit
13:00 – Public records vs MLS for land sales validation
16:30 – Using color-coded maps to identify $1M+ hot zones
18:12 – Pulling 3-year comp history in Buena Vista
22:50 – Duplex with pool + ADU layout walkthrough
25:40 – Case study 1: 130 NE 45th Street build + resale
29:30 – Garage layout, driveway cuts, and lot coverage
32:12 – Permitting timeline strategy: skip council hearings
35:00 – Active listings under $900K that fit the model
37:40 – Case study 2: 254 NW 46th Street (vacant land)
43:00 – Forward modeling: IRR, equity, cost per SF, resale
46:20 – Why Buena Vista is better than Wynwood Norte or Little Haiti
48:10 – Summary: two-unit development strategy + current listings

STRATEGY SNAPSHOT
• Land Budget: $650K–$950K
• Product: 2,800 SF main + 800 SF ADU
• Zoning: T3L (two units by-right)
• Parking: 5-car layout (2 front, 3 rear)
• Pool + hardscape = premium buyer appeal
• Exit: $3.2M–$5.0M sales comps validated
• IRR Target: 100%+ unlevered in 12–18 months
• Key metric: land cost must be under 25% of total exit value

This is the blueprint for dual-unit infill in Design District-adjacent corridors—leveraging zoning, optimizing layout, and reducing permitting friction.

CASE STUDIES

130 NE 45th St – $1M buy, luxury gut + detached ADU, sold for $3.2M
254 NW 46th St – 7,200 SF vacant lot, $770K list, ready to build
321 NW 43rd St – 5,749 SF teardown, mid-block value
510 NW 46th St – Smaller lot, $685K, walkable to Design District
260 NW 43rd St – 5,397 SF lot with structure, $880K list
These infill lots are all within 33127 and align with Miami’s strongest forward comp corridor.

WHY BUENA VISTA?
• Located just north of the Design District in 33127
• Zoned T3L: up to 2 units, detached garage or ADU by-right
• Walkable to Wynwood, Midtown, Magic City Innovation District
• Recent comps: $1,000–$1,200/SF on new builds
• Land pricing still under $175/SF for premium sites
• Active projects on 44th to 48th Streets validate demand
• Buyers are HNW individuals and STR operators seeking design-forward homes
• Fastest appreciating luxury corridor in Miami
• Better adjacency and end-user demand than Little Haiti or Wynwood Norte

Buena Vista is ground zero for profitable urban infill. It's where teardown lots, STR investors, and walkable luxury collide.

WHO SHOULD WATCH
• Urban infill developers
• Private equity sponsors
• Builders targeting BTR/BTS product
• Capital partners looking for design-forward infill exposure
• Zoning advisors and architects looking for T3L modeling ideas

We’re not pitching—this is a real breakdown for real projects, from actual transfer records to active listings and projected IRRs.

CONTACT
For deal flow, co-GP opportunities, or case studies:
Rob Ellis – rob@pink-construction.com | 614-400-8762
Founder, Horizontal Land Partners

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Видео Miami Design District Land Strategy | $1M Infills & Dual Unit Luxury Infill Model in Buena Vista канала Horizontal Land Partners