1200 Brickell Bay Dr · 43 stories · Built 2005 · Daily rentals approved · Lowest HOA per sqft of any STR-approved Brickell tower.
Investment thesis
Three structural reasons The Club outperforms other Brickell towers on a cap-rate basis.
$706/mo for 1BR, $946/mo for 2BR — roughly half what Icon or SLS charge. On a 1BR, that's ~$900/year extra free cash flow.
1-day minimum, 365 leases/year allowed (vs. Icon's W Hotel restrictions). Direct Airbnb listings with full Steve management.
Units ending in 09, 12, 23 (like 1723, 2923, 3909, 4209) face Biscayne Bay with skyline views, commanding 15-20% ADR premium.
Cost & rules
Real values from 69 Miami Realtors MLS listings, May 2026.
5 units to consider
Selected from BlueBay's active inventory and closed comparables. Click Run Analysis for full breakeven scenarios.
Steve's real Club performance — 12 months
Real performance from 4 The Club units under active management (May 2025 - April 2026).
Source: Steve's Guesty P&L · 4 units managed (1812, 2923, 3909, 4209) · 12-mo trailing May 2025 to April 2026.
ROI projections
Cap rate based on real performance + accurate HOA. Cash-on-cash returns vary with financing structure.
| Unit type | Price | STR rev | HOA/yr | NOI | Cap rate |
|---|---|---|---|---|---|
| 1BR · low floor | $495k | $51k | $8.5k | $16k | 3.2% |
| 2BR · skyline (3909) | $950k | $102k | $11.4k | $42k | 4.4% |
| 2BR · bay (4209) | $845k | $102k | $11.4k | $42k | 4.9% |
Buy + run · one team
The Club allows unrestricted daily rentals — Steve runs Club 3909 with 86% occupancy / $326 ADR. Property Management Brickell LLC (BlueBay's sister entity) takes over once you close: dynamic pricing, guest screening, cleaning, monthly P&L.
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, scenarios, and seller financing options — within 24 hours, no obligation.
What you get: 4-page PDF · MLS data · AirDNA benchmarks · Steve's actual P&L from managed units.
15-minute strategy call with Steve to walk through unit options, financing structure, and target ROI.