📉 Rate Cuts on Deck, Miami Deals Heating Up

Good morning. September 17 isn’t circled on most calendars, but in investor world it’s basically the Super Bowl. The Fed is finally set to cut interest rates after the latest unemployment report, and everyone from Wall Street traders to Brickell baristas is waiting to see how cheap money will get.

We’ve been living with “higher for longer” so long it felt permanent, like Miami construction cranes or the guy on Ocean Drive selling $25 mojitos. But the tide’s shifting, and one small move from D.C. could ripple through mortgages, stock portfolios, and every multifamily hunt in South Florida.

THE 1% RULE SNAPSHOT

🏆 Karim’s Top 3 Multifamily Picks

📍 2035 NW 34th St – Miami, FL 33142
💵 $790,000 | 🏠 Duplex | 💰 Est. Rent: $8,075/mo
✅ 1.02% Rule | 💵 Net Cash Flow: ≈ $2,204/mo
Strong performer in Allapattah with solid cash flow and central location.
🔗 View listing (MLS: A11838217)

📍 655 NE 135th St – Miami, FL 33161
💵 $730,000 | 🏠 Duplex | 💰 Est. Rent: $6,700/mo
✅ 0.92% Rule | 💵 Net Cash Flow: ≈ $1,362/mo
North Miami duplex with stable rents and room for upside in a high-demand pocket.
🔗 View listing (MLS: A11744047)

📍 618 30th St – West Palm Beach, FL 33407
💵 $579,000 | 🏠 Triplex | 💰 Est. Rent: $5,275/mo
✅ 0.91% Rule | 💵 Net Cash Flow: ≈ $1,030/mo
Affordable entry into Palm Beach County multifamily — lower price point, attractive rent spread.
🔗 View listing (MLS: A11786436)

💸 $105M to $169M in Six Weeks

Only in Miami: buy a mansion for $105 million in July, relist it in September for $169 million, and call it a business plan.

Developer Todd Michael Glaser is behind the flip attempt on North Bay Road, and if it sells anywhere near ask, it’ll be one of the priciest deals in U.S. history. The 9-bedroom home spans 16,000 square feet, sits on 1.6 acres, and boasts 100 feet of Biscayne Bay frontage.

The kicker? Nothing major has changed since closing, unless Glaser installed a money-printing machine in the garage.

For investors, it’s a reminder that Miami’s luxury market plays by its own rules: timing, exclusivity, and sheer bravado can sometimes matter as much as cash flow.

🏦 Rates on the Move: Jobs Slow, Buyers Blink

The U.S. economy added just 22,000 jobs in August, while unemployment ticked up to 4.6%, the highest in nearly four years.

For the Federal Reserve, that’s basically a green light to cut rates this month, with markets now pricing in multiple cuts by year end. The goal: prevent a cooling labor market from turning into something worse.

For housing, the shift is already visible. 30-year mortgage rates dipped back under 6.8%, easing from the 7%+ highs of midsummer. Even small drops have a way of nudging buyers back into the game, especially those waiting for a break in financing costs.

The political backdrop? The White House has criticized Fed Chair Jerome Powell for “waiting too long” to act, but for investors, the headline is simpler: cheaper money could be back on the table heading into fall.

🔥 Broward’s Hottest Market: 33330

When most people think of South Florida’s housing heat, they picture the coast. But right now, one of the hottest ZIP codes in the state is 33330: Cooper City and Southwest Ranches.

In Q2, the area posted an average sale price of $1.8M, up nearly 29% YoY, even as the rest of Broward cooled. Countywide, single-family sales dropped 11%, condo sales slid 24%, and luxury deals fell nearly 28%. But in 33330? Homes are moving in under 80 days, with demand consistently outpacing supply.

Zillow’s latest rankings back up the trend: 33330 is now the 21st most expensive ZIP in Florida, with home values surging 78% in the last five years. Big lots, strong schools, and proximity to both Fort Lauderdale and Miami have made it a magnet for families and investors looking for more space without sacrificing access.

💡 Investor Tip: Lock It, Leverage It, or Wait It Out

With the Fed expected to cut rates this month, investors have reason to watch financing costs closely. But beyond waiting on Jerome Powell, there are a few levers multifamily buyers can pull right now:

• DSCR Loans for Investors — Debt Service Coverage Ratio loans focus on rental income, not W-2 income, which can be a game-changer for 2–4 unit buyers.

• Buy Down the Rate — Points can lower monthly payments significantly, and on multifamily properties with stable tenants, the upfront cost is often easier to justify.

• Increase Down Payment — Moving from 20% to 25% down can unlock lower rates and expand loan product options.

• Shop Local & Portfolio Lenders — Smaller banks and credit unions (especially in Florida) may be more flexible with multifamily investors than big-box lenders.

• Plan for Rate Resets — Adjustable-rate products (ARMs) or shorter terms can work if you expect to refinance in a few years when rates normalize.

Bottom line: with rates set to dip, don’t just wait; negotiate, structure, and shop smart. Your financing strategy can add as much to your cash flow as the property itself.