Jets over South Beach. Renters over buyers

Good morning. Issue #2! That means this is officially a thing. If Issue #1 was the first date, this is the part where we stop pretending we don’t check Zillow every night before bed. No more small talk. You’re here for the deals, the insights, and maybe the occasional real estate scandal. I get it.

And if this email didn’t end up in “Promotions” or get ghosted entirely — that’s already a win for both of us.

THE 1% RULE SNAPSHOT

🏆 Karim’s Top 3 Multifamily Picks

📍 26514 SW 138th Ave – Miami
💵 $685,000 | 💰 Est. Rent: $6,000/mo
✅ 0.88% Rule
Located in the Homestead/South Dade area, this duplex benefits from proximity to new retail, expanding highways, and low competition. With under 60 days on market and solid rental income, it offers a relatively hands-off entry point for investors priced out of central Miami.
🔗 View listing

📍 2400 NW 82nd St – Miami
💵 $750,000 | 💰 Est. Rent: $8,000/mo
✅ 1.07% Rule
This property sits west of I-95, in an area where rental demand has remained steady and value-add projects are popping up. At over 1% rent-to-price, it’s one of the few deals that pencils out — with the kind of income that justifies a closer look.
🔗 View listing

📍 1539 NW 8th Ave – Fort Lauderdale
💵 $780,000 | 💰 Est. Rent: $7,800/mo
✅ 1.00% Rule
Fourplex in a well-located Broward pocket just north of downtown. This part of 33311 has seen new construction nearby and benefits from strong tenant interest. The numbers are clean, and the layout offers flexibility for long-term or Section 8 renters.
🔗 View listing

🏡 RENTALS
The Buyer-Renter Gap Is a $55K Problem With No Quick Fix

Miami’s housing market isn’t just expensive — it’s splitting in two.

According to Redfin, homebuyers need to earn $151,000/year to afford a median home in Miami. Renters? About $96,000. That $55K difference ranks second highest in the U.S.

While interest rates play a part, this is bigger than finance. It’s the product of a generational shift: remote workers with San Francisco paychecks living in Little Havana, and digital freelancers making real money with uneven paper trails. Add tighter lending rules and pricing inertia, and the outcome is clear — more renters, for longer.

The result? While condo and luxury rental supply has swelled across Miami, small multifamily properties in residential neighborhoods are holding steady. Renters aren’t flooding out — they’re looking for better value, and 2–4 unit properties continue to offer it.

💻 EVENTS
Hackers Take Over Miami Beach This Week (Legally)

From May 13–17, Miami Beach is hosting HackMiamiCon, a cybersecurity conference known for attracting digital sleuths, ethical hackers, and information security pros from around the world.

Workshops include real-time breach testing, ransomware recovery, and a hacking competition called “Capture the Flag” (no, not like recess). Think: Comic-Con meets DEFCON with more black hoodies and fewer lightsabers.

With Miami growing its fintech and crypto profile, the city’s hosting of this event is another nod to its tech-forward identity — one that’s quietly drawing full-time residents who don’t need to live in San Francisco anymore.

✈️ COMMUNITY
Memorial Day Weekend: The Greatest Show Above the Earth Returns

On May 24–25, Miami Beach will host the ninth annual Hyundai Air & Sea Show, a free, high-octane tribute to America’s military heroes. From noon to 6 p.m. each day, spectators can witness an impressive lineup of aerial and maritime demonstrations.

The skies will feature performances by cutting-edge aircraft, including the F-16 Fighting Falcon, F-15 Eagle, F-22 Raptor, and F-35 Lightning II, alongside B-1, B-2, and B-52 bombers. Elite parachute teams like the U.S. Army Golden Knights and the Navy Leap Frogs will execute precision jumps. On the water, expect high-speed cigarette powerboat races and jet ski freestyle exhibitions.

Ground activities at the FPL Patriot Display Village in Lummus Park (between 11th and 14th streets on Ocean Drive) will include interactive military displays, flight simulators, extreme sports demonstrations, and a Kids Zone. This event offers a unique opportunity to engage with service members and experience the latest in military technology.

🧑‍⚖️ LUXURY + LEGAL
Oren Alexander’s Mansion Is Still On Market — And So Is His Name

Oren Alexander, once a power player in Miami’s luxury scene, is now struggling to sell his $50M waterfront home on the Sunset Islands — and legal headlines are likely why.

Though Oren hasn’t been charged, his brothers are facing serious federal accusations, including sex trafficking. A deal on the mansion reportedly fell through when a buyer couldn’t secure title insurance — with insurers concerned about potential government seizure. Tough timing.

Even if you’re not shopping in the eight-figure range, there’s a broader point here: in real estate, perception moves faster than price. And when your name is in federal court documents, luxury isn’t always liquid.

That’s a wrap.

Thanks for reading Issue #2.
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