1413 N Venetian Way
More Than Just a Property
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Nearby Schools
Educational options and performance ratings in the area.
North Beach Elementary School
Nautilus Middle School
Miami Beach Senior High School
Miami, FL Investment Analysis (2026)
Cap Rate Range: 5.4% - 6.6% · Median Rent: $3,400/mo · Effective Tax: 0.91%
Property Overview
A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
1413 N Venetian Way represents a trophy asset play rather than a traditional income-generating investment. At a $47.5 million valuation, the property generates a severe negative monthly cash flow of approximately $178,614, driven primarily by ultra-high carrying costs, insurance premiums, and taxes typical of the Venetian Islands. A rental yield below 2% is insufficient to offset debt service or maintenance, making this purely a speculative bet on capital appreciation. Given the high-end luxury market's sensitivity to macroeconomic volatility and interest rates, this asset carries significant downside risk. Investors should be prepared to hold significant equity and view the cash outflow as a luxury cost rather than an investment return.
- • Prime waterfront location on the Venetian Islands
- • Exceptional architectural scale and privacy
- • High barrier-to-entry market with limited ultra-luxury inventory
- • Extreme negative monthly cash flow
- • Minimal rental yield failing to cover ownership costs
- • Vulnerability to climate change and flood insurance escalations
- • High exposure to luxury market volatility
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-06-09 | Price change | $47,500,000 | $4,444 |
| 2026-04-27 | Price change | $50,000,000 | $4,678 |
| 2026-03-30 | Price change | $56,500,000 | $5,286 |
| 2025-12-18 | Listed for sale | $59,900,000 | $5,604 |
| 2021-02-16 | Sold | $5,950,000 | $557 |
| 2021-01-05 | Pending sale | $5,978,000 | $559 |
| 2020-10-19 | Price change | $5,978,000 | $559 |
| 2020-06-11 | Listing removed | $17,500 | $2 |
| 2020-06-05 | Listed for rent | $17,500 | $2 |
| 2020-03-31 | Price change | $6,200,000 | $580 |
| 2019-09-13 | Listed for sale | $6,790,000 | $635 |
| 2019-07-27 | Listing removed | $19,000 | $2 |
| 2019-07-25 | Listed for rent | $19,000 | $2 |
| 2019-07-24 | Listing removed | $6,900,000 | $646 |
| 2019-06-25 | Listed for sale | $6,900,000 | $646 |
| 2019-01-15 | Listing removed | $6,900,000 | $646 |
| 2019-01-07 | Listed for sale | $6,900,000 | $646 |
| 2018-11-08 | Sold | $5,900,000 | $552 |
| 2018-08-08 | Pending sale | $6,800,000 | $636 |
| 2018-08-02 | Listed for sale | $6,800,000 | $636 |
| 2018-08-02 | Pending sale | $6,800,000 | $636 |
| 2018-08-01 | Pending sale | $6,800,000 | $636 |
| 2018-07-05 | Price change | $6,800,000 | $636 |
| 2018-05-15 | Listed for sale | $6,900,000 | $646 |
| 2003-10-10 | Sold | $1,700,000 | $159 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $190,068.38 | $8,912,548 |
| 2024 | $182,185.34 | $8,102,317 |
| 2023 | $176,890.02 | $7,365,743 |
| 2022 | $138,690.19 | $6,709,135 |
| 2021 | $105,428.56 | $4,812,201 |
| 2020 | $93,553.4 | $4,374,729 |
| 2019 | $108,039.47 | $5,043,449 |
| 2018 | $38,419.47 | $1,858,088 |
| 2017 | $38,419.47 | $1,819,871 |
| 2016 | $38,048.16 | $1,782,440 |
| 2015 | $38,815.77 | $1,770,050 |
| 2014 | $39,269.08 | $1,756,002 |
| 2013 | $37,884.65 | $1,730,052 |
| 2012 | $37,884.7 | $1,701,133 |
| 2011 | $37,010.3 | $1,651,586 |
| 2010 | $38,766.7 | $1,627,179 |
| 2009 | $35,844 | $1,584,401 |
| 2007 | $33,817.3 | $1,511,718 |
| 2006 | $36,811.7 | $0 |
| 2005 | $36,811.7 | $0 |
| 2004 | $37,113.4 | $0 |
| 2003 | $16,506.6 | $0 |
| 2002 | $16,083.9 | $0 |
| 2001 | $16,083.9 | $0 |
Investment Numbers & Operating Model
Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.
Multi-factor yield grade
NOI: $487,070/yr
On $10,925,000 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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