Santiago Gonzalez

Miami-based multifamily investor and market analyst. I track cap rates, rent trends, T-12 expenses, FEMA flood risk, and appreciation data across all 34 multifamily zones in Miami-Dade County. My focus is on data-driven underwriting — I believe the numbers should tell you where to buy, not the hype. I spend most of my time analyzing operating costs, insurance exposure, millage rate impact, and supply pipeline to find zones where the risk-adjusted yield actually makes sense. Currently focused on value-add multifamily opportunities in emerging corridors like Allapattah, Little Havana, and Homestead where entry points are still below replacement cost and rent growth outpaces the county average. Always happy to compare notes with other investors looking at South Florida multifamily. If you have questions about specific zones in Miami-Dade, feel free to reach out. You can explore my full zone-by-zone analysis at miamimultifamilydata.com