004
Florida Residential Investment Watch — October 15
Report 1 of 12: higher financing costs, listing-status changes, five provisional SFR screens, and evidence gaps that prevent complete investment rankings or best-property awards.
The Real Estate Experiment
I’m learning how to
find the right deal.
This is where I’m collecting the numbers, reports, shortlists, and lessons behind my search for Florida investment property. I’ll show what I know, what I’m still checking, and when the facts change my mind.
FIELD OF VIEWStatewide Florida
- Cadence
- Monthly
- Property types
- 1–4 units
- Base case
- Annual rental
What I’ve published
Reports
Each report captures what I believed at that point in time. If I learn something new or correct a number later, I’ll say so clearly.
Read report
003
Florida Residential Investment Watch
An October 3 baseline covering all 22 current Florida metro areas, with small-multifamily and single-family screens, property-level diligence records, and explicit gaps. Comparable evidence does not yet support a complete 100-point ranking or any best-property award.
002
Gulf Coast Residential Investment Watch
Fourteen markets from New Port Richey to Naples, ranked across duplexes, triplexes, fourplexes, and single-family strategies—with current acquisition screens, modeled NOI, DSCR, break-even occupancy, and maximum-offer ceilings.
Archive / September 2026
Southwest Florida founding brief
Cape Coral and its surrounding markets established the first evidence baseline for this public acquisition experiment.
Read the founding briefNow included monthly
Single-Family Investment Watch
Conventional rentals first. House-hack, ADU, room-rental, furnished, and short-term upside only when separately verified.
The numbers live here
Reports tell the story. The data room shows the work.
The current data room includes the latest 22-metro statewide update, property screens, acquisition thresholds, downloadable public data, and preserved Gulf and statewide history.
Open the current dataHow I’m doing it
The deal has to work in real life.
A cheap listing can still be a terrible investment. I’m trying to count the costs, risks, and rules that are easy to overlook before I call something an opportunity.
Florida reality-adjusted
Taxes after purchase, insurance, flood exposure, maintenance, vacancy, reserves, and financing belong in the return—not in a footnote.
Evidence has a confidence level
Observed facts, derived figures, modeled assumptions, and unverified claims remain visibly separate.
Optionality must be lawful
A property earns strategy upside only after zoning, occupancy, lender, insurer, HOA, licensing, parking, and safety constraints are checked.
Cash to survive
The useful number is capital required through stabilization—not simply cash required to close.
A public learning record
I want to be able to look back and see what I got right.
The current reports and data are public. Over time, deeper history, complete underwriting, and comparison tools may become part of a paid program. The sources, assumptions, and major risks will stay visible.