Palm Beach County
307 Charroux Dr, Palm Beach Gardens FL 33410
Palm Beach Gardens, FL
- List price
- $2,750,000
- Verified reduction
- 5.2%
- Property type
- single family
- Days on market
- 130
Value-add · 2–4 unit · BRRRR · House-hack
We broker the deal.Then we build it.
Most investors stitch together an agent, a GC, and a lender who don't talk to each other. We're a brokerage working with an affiliated, separately licensed Academia construction company, under a separate construction agreement — so acquisition, renovation, and exit run through one coordinated relationship.
Live value-add inventory
Verified listing facts first. Underwriting follows diligence.
Palm Beach and Broward appear first without excluding Miami-Dade. These are live MLS facts—not a Deal Score, appraisal, projection, or recommendation.
Palm Beach County
621 Hudson Rd, West Palm Beach FL 33405
West Palm Beach, FL
- List price
- $595,500
- Verified reduction
- 0.0%
- Property type
- single family
- Days on market
- 411
MLS signals: Tenant-occupied
Request a property-specific review →
Broward County
4465 SW 38th Ter, Dania Beach FL 33312
Dania Beach, FL
- List price
- $1,100,000
- Verified reduction
- 15.4%
- Property type
- single family
- Days on market
- 118
Broward County
2542 Fillmore St, Hollywood FL 33020
Hollywood, FL
- List price
- $525,000
- Verified reduction
- 15.2%
- Property type
- single family
- Days on market
- 436
MLS signals: Motivated seller
Request a property-specific review →
Miami-Dade County
247 NW 54th St, Miami FL 33127
Miami, FL
- List price
- $1,350,000
- Verified reduction
- 46.0%
- Property type
- duplex
- Days on market
- 443
Miami-Dade County
901 E 32nd St, Hialeah FL 33013
Hialeah, FL
- List price
- $2,000,000
- Verified reduction
- 33.3%
- Property type
- single family
- Days on market
- 916
MLS signals: White canvas / value-add
Request a property-specific review →The brokerage + affiliated construction edge
Underwriting and execution, closely coordinated.
When a broker guesses at construction, or a GC guesses at value, the investor absorbs the gap. We're a brokerage working with an affiliated, separately licensed Academia construction company, under a separate construction agreement — so condition, scope, and execution are assessed by a team accountable for delivering the work.
- Condition diligence
- Renovation scope assessed by the licensed trades who'd self-perform it — not a stranger's bid.
- Coordinated licensed team
- The brokerage and an affiliated, separately licensed CGC construction company work under a coordinated process, under a separate construction agreement, so nothing falls between an agent and a contractor.
- One schedule
- Roof, A/C, kitchen, and permits coordinated through one relationship instead of scattered across unrelated subs.
- Exit-aware coordination
- Because we also list and lease, renovation decisions are made with the eventual sale or tenancy in mind.
Two on-ramps
Start with a house-hack. Scale into value-add.
The on-ramp
Owner-occupant house-hack, 2–4 units
Buy a 2–4 unit, live in one unit, and rent the others — the classic owner-occupant on-ramp, and the bridge from first home to first investment. Low-down-payment owner-occupant loan programs exist for this; confirm terms with a licensed lender.
- Owner-occupant financing on 2–4 units — confirm terms with a licensed lender
- Property-specific review of the building and its submarket
- Renovation scope assessed by Academia's affiliated construction team
The engine
BRRRR with an affiliated GC's self-perform trades
Buy, Rehab, Rent, Refinance, Repeat — a widely used value-add framework, with the renovation handled by Academia's affiliated, separately licensed construction company — roofing, A/C, electrical, plumbing, and finish crews — under a separate construction agreement.
- Condition and execution assessed by Academia's affiliated construction team
- Coordinated permits and one renovation schedule
- Renovation coordinated with your exit in mind, whatever it is
Aether · The Whole
“An investment is the whole property, held by a single accountable hand.”
AcademiaHow a value-add deal runs
Source → scope → execute → exit.
- 01
Source
Off-market and on-market properties screened against your buy box.
- 02
Scope
Our licensed trades assess condition and renovation scope before you commit.
- 03
Execute
Self-performed renovation coordinated on one schedule.
- 04
Exit
We list or lease it — the same licensed relationship carries you to the exit.
The asset class
2–4 units and small multifamily across South Florida.
The buildings suited to a house-hack or a value-add BRRRR — assessed for condition and exit by the brokerage, working with an affiliated construction company that self-performs the work.
Duplex multifamily property exterior in a Miami neighborhood, South Florida. 
Aerial of a small Florida apartment complex with parking and palms, South Florida. 
Renovated bright modern rental unit interior in Florida, South Florida.
Acquisition + value-add
Acquire it. Reposition it. Hold or sell it.
Bring a deal or a buy box
Let's talk through your deal.
Have a property in mind, or just a strategy? A licensed Academia broker plus our affiliated construction company will walk the property, the scope, and the plan with you — property-specific underwriting after appropriate diligence, not a pitch.
- Condition and scope from the trades who'd self-perform it
- Property-specific underwriting once diligence is done
- Owner-occupant house-hack on-ramp if you're just starting
Direct to a licensed broker
Talk through an investment
Brokerage and our affiliated construction company review every deal request together.
Go deeper
The investor's reading list.
The on-ramp
House-hack a 2–4 unit
Curious whether an owner-occupant loan can put you in a fourplex? Here's how house-hacking works in Florida — confirm terms with a licensed lender.
Explore→Renovation
Home Improvement
Kitchens, baths, flooring, finishes — the value-add work, coordinated with an affiliated construction company that self-performs it.
Explore→Condition
Home Performance
Roof, wind-mit, and systems — the condition items that shape whether a value-add property works.
Explore→SIRS & milestone structural repairs
Structural repairs for SIRS-mandated buildings in Broward County.
Florida's SB 4-D (2022) and the SB 154 (2023) refinements require condominium and cooperative buildings of three or more habitable stories to complete milestone structural inspections and fund Structural Integrity Reserve Studies (SIRS). Buildings that show substantial structural deterioration in a Phase I milestone inspection must complete a Phase II engineering assessment; any required repairs are then addressed on a timeline set by the engineer of record, the association, and the local authority having jurisdiction. That repair scope is a licensed-GC job — and staying on schedule matters for a building's marketability and financing options.
- What SIRS requires
- Buildings of 3+ habitable stories generally must complete a milestone inspection at 30 years; the local authority having jurisdiction may require it earlier — commonly cited around 25 years — based on circumstances it determines, not an automatic statewide coastal rule. A Phase I inspection by a Florida licensed architect or engineer determines whether structural deterioration is evident. If yes, Phase II is a full engineering assessment of all structural systems. Confirm specifics for a given building against F.S. 553.899 and the local building official.
- Concrete spalling and rebar corrosion
- The most common SIRS finding in South Florida's coastal environment is carbonation-driven concrete spalling exposing and corroding steel rebar. Repair sequences: saw-cut, sandblast, apply corrosion inhibitor, re-pack with engineered repair mortar, and apply a penetrating sealer. Each step must be specified by the engineer of record and inspected.
- Post-tensioned slab repair
- Many Broward midrise and highrise buildings from the 1970s–1990s use post-tensioned concrete slabs. Tendon corrosion or anchor failures require specialized repair — incorrect work can compromise the entire structural system. This is not a general-contractor guess; it requires coordination with the structural engineer of record.
- Balcony and deck restoration
- Balcony concrete and waterproof membranes are among the most common failure points in Broward's coastal buildings. The repair scope typically includes: concrete restoration, reinforcing steel treatment, waterproof membrane replacement, and railing code compliance to current FBC standards.
- The repair timeline and association obligations
- Repair timelines, and any consequences for delay, are set by the law, the local building official, and the association's own counsel and engineer of record — not a single universal deadline, and not an automatic personal-liability or building-wide 'unoccupiable' outcome. A GC who coordinates closely with the engineer and the association's counsel is part of the repair team from day one.
- Why the GC matters as much as the engineer
- The engineer specifies the repair; the GC executes it. In SIRS work, field conditions frequently differ from the drawing — additional deterioration, hidden tendon failures, or deck conditions requiring an RFI back to the engineer. A CGC with structural repair experience on South Florida buildings coordinates that loop without creating schedule delays or change-order spirals.
Owner's representation
Owner's representative construction services in South Florida.
An owner's representative (owner's rep) is a construction professional hired by the property owner to represent their interests throughout a project — from scope development and contractor selection through construction administration, pay application review, and closeout. In South Florida's complex permitting and code environment, an owner's rep with a CGC license and local market knowledge is the difference between a project that closes on schedule and one that compounds.
Pre-construction
Scope, budget, and contractor selection
Before a shovel moves, the owner's rep develops a detailed scope of work, a market-accurate budget (not a GC's optimistic bid), and a contractor selection process that matches the scope. In South Florida, this means knowing which GCs actually perform structural repair, MEP, and envelope work — and which win bids with low numbers they can't deliver.
- Independent scope and specification development
- Market-accurate budget benchmarking
- RFP process and bid leveling
- Contract structure review before execution
Construction administration
On-site oversight and pay application review
During construction, the owner's rep attends site meetings, reviews pay applications against actual work-in-place, coordinates RFIs between the contractor and the design team, tracks schedule against milestone, and flags deviations before they become disputes. In South Florida's climate — with hurricane windows, inspection queues, and material lead times — schedule management is active, not passive.
- Weekly site observation and meeting representation
- Pay application and lien waiver review
- RFI and submittal coordination
- Change order analysis and cost validation
Closeout
Punch, permits, and project documentation
A South Florida construction project isn't done when the contractor says it's done — it's done when the final inspection certificate is issued, the contractor's final lien waiver is collected, and the as-built documentation and warranties are in the owner's hands. The owner's rep drives that closeout, which GCs are rarely incentivized to rush.
- Punch list development and completion verification
- Final permit inspection coordination
- Lien release and document collection
- Warranty and O&M manual delivery
Who needs an owner's rep
When the owner can't — or shouldn't — manage construction alone
The owner's rep model works best when the project is too complex or consequential for the owner to manage directly. That includes: condominium associations executing SIRS structural repairs, investors managing a value-add renovation from out of state, developers commissioning a first ground-up build, and individual owners undertaking a major renovation without construction experience. The rep's fee is offset by avoided change orders, prevented scope creep, and a project that ends on schedule.
- Condo associations and HOAs executing SIRS repairs
- Out-of-state investors with South Florida assets
- First-time developers or owner-builders
- Any owner facing a GC contract without independent review
SIRS and owner's representation
Structural repairs and owner's rep services in South Florida — common questions.
What is a Structural Integrity Reserve Study (SIRS) and what does it require?
A Structural Integrity Reserve Study (SIRS) is a Florida statutory reserve-planning requirement for covered condominium and cooperative buildings. The study identifies qualifying building components, evaluates remaining useful life and replacement cost, and informs required reserve funding. Applicability, deadlines, waivers, and component requirements have changed through multiple legislative updates, so an association should confirm its current obligations against Florida Statutes and qualified legal, engineering, and reserve-study professionals rather than relying on a general website summary.
What does a milestone structural inspection Phase I or Phase II find — and who fixes it?
A Phase I milestone inspection is a visual examination of a building's structural components by a Florida licensed architect or structural engineer. If the engineer finds evidence of substantial structural deterioration, the association must commission a Phase II inspection, which is a full assessment including testing and analysis of all structural systems. When Phase II finds structural deficiencies, the association must complete repairs within the timeframe set by the law and the local building official. The repair contractor must be a licensed Florida General Contractor (CGC or CBC) — the engineer specifies the repair, the GC executes it, and inspections are required before enclosure.
What are the most common SIRS structural repairs in Broward County buildings?
In Broward County's coastal building stock, the most common SIRS findings are: concrete spalling from carbonation-driven rebar corrosion (especially on balconies, soffits, and pool decks); post-tensioned slab deterioration in 1970s–1990s midrise buildings; failing waterproof membranes on balconies, plaza decks, and parking structures; and deteriorating balcony railings requiring code-upgrade replacement. Each of these requires a specific repair sequence specified by the structural engineer of record and inspected by the building department.
What does an owner's representative do in a South Florida construction project?
An owner's representative is a construction professional hired by the owner to protect the owner's interests throughout the project lifecycle — from scope development and bid management through on-site observation, pay application review, and project closeout. In South Florida, a good owner's rep combines licensed construction knowledge (understanding permits, code, and contractor obligations) with local market experience (knowing which GCs perform and which don't, what realistic costs are, and how the building department and inspection queues run). The rep is not the designer and not the contractor — they are the owner's eyes, voice, and technical backstop on the project.
When should a condo association hire an owner's representative for SIRS repairs?
A condominium association should hire an owner's rep for SIRS structural repairs in almost every case where the repair scope exceeds a few hundred thousand dollars or the board lacks construction experience. The rep ensures the scope is fully specified before the bid (avoiding low bids that compound into change orders), reviews pay applications so the association isn't paying for work not yet in place, tracks the schedule against the timeline set by the local building official, and manages the closeout documentation the building department requires for the final inspection. Boards should weigh the rep's fee against the value of avoided change orders and a smoother closeout — outcomes vary by project.
Academia Real Estate Corp is a licensed Florida real estate brokerage. Renovation and construction services referenced on this page are provided by an affiliated, separately licensed Academia construction company (CGC) under a separate written construction agreement — not by the brokerage itself. This page is general information about how we work — it is not investment, tax, legal, lending, appraisal, or insurance advice. Any property-specific underwriting is provided only after appropriate diligence. Confirm financing terms with a licensed lender. Strategy names such as BRRRR and house-hacking are described as context, not as a promise of any financial outcome.