Invest
South Florida Real Estate Investment
A good investment property is one where the numbers work for your goals, not just one with a good price. Mariya helps investors evaluate opportunities before they commit.
How Mariya helps
From Strategy to Closing
- Identify properties that match your strategy, budget and location
- Underwrite the deal: rent, vacancy, taxes, insurance, HOA, repairs and reserves
- Compare cash and financed scenarios, including DSCR loans, with your lender
- Check association rental restrictions and approval rules before you buy
- Coordinate with your lender, CPA and, for 1031 exchanges, your qualified intermediary
- Negotiate and manage the purchase through closing
Property Types
- Rental condos
- Single-family rentals
- Multifamily (2–4 units and larger)
- Commercial →
- Value-add properties
- Pre-construction →
Common Strategies
- Cash flow
- Appreciation
- Value add
- Short-term rental (where rules allow)
- Long-term rental
- Diversification
- 1031 exchange
Mariya has sold properties across Miami-Dade and Broward, some of them more than once, including the same 10-unit multifamily building, at 219-223 S 17th Ave in Downtown Hollywood, twice.
Glossary
The Metrics That Matter
- Net Operating Income (NOI)
- Rental income minus vacancy and operating expenses, before mortgage payments.
- Cap rate
- NOI ÷ purchase price. Useful for comparing properties without financing.
- Cash-on-cash return
- Annual cash flow after debt service ÷ the cash you actually invested.
- Gross rental yield
- Annual rent ÷ purchase price. Quick, but it ignores expenses.
- Debt service
- Your annual principal and interest payments.
- DSCR (Debt Service Coverage Ratio)
- NOI ÷ debt service. Many investment lenders want 1.0–1.25 or higher.
- Operating expenses
- Taxes, insurance, HOA, maintenance, management and utilities you pay.
- Vacancy
- Time the unit sits empty or rent goes uncollected.
- Capital expenditures
- Roofs, HVAC, appliances and other big-ticket items you should reserve for.
Example
Same Building, Very Different Results
At these assumptions the property only covers its loan with a larger down payment. A lender, and you, should know that before you make an offer.
| Line item | All cash | 25% down, 7% 30-year loan |
|---|---|---|
| Purchase price | $650,000 | $650,000 |
| Rental income (2 units × $2,600/mo) | $62,400 | $62,400 |
| Less 5% vacancy | –$3,120 | –$3,120 |
| Operating expenses (taxes, insurance, maintenance, reserves, management) | –$30,742 | –$30,742 |
| Net operating income (NOI) | $28,538 | $28,538 |
| Annual debt service | $0 | –$38,920 |
| Annual cash flow | $28,538 | –$10,382 |
| Cash invested (incl. est. $13,000 closing costs) | $663,000 | $175,500 |
| DSCR (NOI ÷ debt service) | n/a | 0.73 |
| Cash-on-cash return | 4.3% | –5.9% |
Thank you.
Mariya replies within 2 hours during business hours (Mon–Sun, 9am–6pm). For a faster answer, call (646) 678-6477.
Information on this page is general and educational. Examples are hypothetical. Mariya Stoyanova, P.A. is a licensed real estate professional, not a financial, tax or legal advisor. No return is promised or guaranteed. Consult your own CPA, attorney and lender before investing.