Icon Brickell Investment Analysis
485 Brickell Ave · Tower 3 · 57 stories · Daily rentals approved · The most popular STR-friendly luxury tower in Brickell.
5
Active units
$343
Real ADR (Steve)
79%
Real occupancy
1 day
Min lease
485 Brickell Ave · Tower 3 · 57 stories · Daily rentals approved · The most popular STR-friendly luxury tower in Brickell.
Investment thesis
Three structural reasons the building has produced consistent STR returns since 2008.
One of the few luxury Brickell towers permitting 1-day minimum stays. Direct Airbnb and VRBO listings, no waiting period, no monthly cap.
Tower 3 shares amenities with the W Hotel — concierge, room service, valet, spa. Guests pay premium nightly rates because it feels like a hotel suite.
2BR units like 3110, 3408, 3810 (1,400 sqft) command $325–$450 ADR with 75%+ occupancy thanks to panoramic Biscayne Bay frontage.
Cost & rules
Transparent monthly costs and the building’s STR policy for 2026.
HOA medians from 35 Icon listings, Miami Realtors MLS May 2026.
5 units available
From BlueBay Brokers' active inventory plus closed comparables. Click Run Analysis for full breakeven scenarios.
Steve’s actual Icon performance — 12-month trailing
Real performance from 5 Icon Brickell units under active management (May 2025 - April 2026). These are the numbers Steve’s portfolio actually delivered, not market estimates.
Source: Steve’s Guesty P&L · 5 units managed (Icon 1703, 1803, 3110, 3408, 3810) · 12-mo trailing May 2025 to April 2026 · vs AirDNA market avg $277 ADR / 56% OCC (+40% portfolio outperformance).
ROI projections
Conservative scenarios assuming 30% down, 5.5% interest, 10-year balloon. Based on actual Steve-managed property performance.
| Unit type | Price | STR rev (real) | HOA/yr | NOI | Cap rate |
|---|---|---|---|---|---|
| 1BR · Icon 1703 / 1803 | $759k | $82-83k | $19.3k | $28k | 3.7% |
| 2BR · Icon 3408 (std view) | $1.05M | $100k | $24.5k | $32k | 3.0% |
| 2BR · Icon 3110 (bay) | $1.05M | $115k | $24.5k | $42k | 4.0% |
| 2BR · Icon 3810 (best bay) | $1.15M | $113k | $24.5k | $40k | 3.5% |
NOI = Revenue × 0.70 (after 30% OpEx) - HOA - Tax (~$10k) - Insurance ($2.4k). Cap rate on full purchase price. Cash-on-cash returns vary with financing structure — seller financing at 5% interest-only typically delivers 8-12% cash returns plus appreciation. Run the simulator for your specific scenario.
Buy + run · one team
Icon's daily-rental program is one of the most permissive in Brickell, and Steve already manages Icon 3110, 3408, 3810 with real 78%+ occupancy. Property Management Brickell LLC (BlueBay's sister entity) handles end-to-end STR: listings, pricing, guest comms, cleaning, taxes.
Multi-channel listings (Airbnb, VRBO, Booking, Furnished Finder where relevant) with dynamic pricing tuned to season, demand events, and comp-set positioning.
Guest screening, contracts, check-in coordination, cleaning between stays, maintenance triage. Single point of contact for every issue.
Monthly P&L statement, occupancy & ADR vs. comp set, tax-ready ledgers (Florida sales/tourist tax filed on your behalf where applicable).
Management fee is % of revenue, not a fixed retainer. We earn more when your home performs better — same numbers Steve hits on the units in his own portfolio.
Property Management Brickell LLC · Florida licensed · Working alongside BlueBay Brokers. Pricing and scope discussed during your strategy call.
Lead magnet · 24h delivery
Fill the form. Steve sends back a personalized 12-month STR projection with comparables, scenario tables, and seller financing scenarios — within 24 hours, no obligation.
What you get: 4-page PDF · Bridge MLS data · AirDNA benchmarks · Steve's actual P&L numbers from managed Icon units.
15-minute strategy call with Steve to walk through unit options, financing structure, and target ROI for your specific situation.