Natiivo Miami

What the county records at 159 NE 6th Street

The Miami-Dade County Property Appraiser holds 610 folios at 159 NE 6th Street, and they are not one condominium. They are two:

Both close complete, so nothing is missing from either count. The 448 in the upper declaration matches the 448 Natiivo residences The Real Deal reported in August 2024, which is what identifies it — the county does not record the name Natiivo anywhere, only the address.

The figures on the rest of this page cover that 448-home declaration. I have set aside one further folio in it, designated SCU, which reads 35,000 square feet and is assessed at $100; it is a shared unit, not an apartment, and left in it would appear as both the largest home in the building and the cheapest.

All 448 homes are classified RESIDENTIAL — TOTAL VALUE : CONDOMINIUM — RESIDENTIAL. Not one folio carries a lodging code.

The apartments run 367 to 1,246 square feet, median 586, in tightly repeated plans: 367 sq ft and 588 sq ft at 56 units each, then twelve more plans (374, 463, 478, 504, 505, 584, 598, 837, 907, 977, 1,230 and 1,246 sq ft) at 28 apiece. The mix is 112 studios, 196 one-bedrooms, 84 two-bedrooms and 56 three-bedrooms — that last figure being higher than the building’s reputation would suggest.

For 2026 the county assesses the 448 homes at $225,131,580, a median of $401,500 across a range of $297,000 to $1,167,250.

One thing I am deliberately not stating: a completion year. Published years do not match when the county recorded the closings, and a property roll cannot settle that question on its own. Rather than pick a side I have left the year off entirely.

The sell-out, and what has happened since

The record holds 471 qualified transactions, and their distribution is about as lopsided as a building’s can be.

Four hundred and forty-two qualified sales were recorded in a single year, at 431 of the 448 homes (11 homes sold twice). That is the sell-out, and it is why this building is a resale market rather than a pre-construction opportunity. Everything since — 28 transactions across 2025 and 2026 — is resale.

Those 28 are the only real information about what the building is worth now, and they are mixed as far as they go: $914 per square foot across 20 sales in 2025 and $858 across eight in 2026, against a sell-out median of $898. The 2025 resales cleared the price the developer achieved; the eight in 2026 sit below it.

Holding the floorplate constant removes the size mix from the comparison. The 588 sq ft plan — 56 identical apartments — sold out at $785 per foot and resold at $850 in 2025. The 463 sq ft plan went $901 to $918. The 837 sq ft plan went $802 to $911. The 907 sq ft plan is the one exception, easing from $842 to $819.

I would not turn any of that into a growth rate. Three of those four series rest on one to three sales, and a building whose entire history is one developer year plus 28 resales cannot support a trend. What it supports is a level: close to the sell-out price, above it in 2025 and below it in 2026.

One caution about the raw record. Because so much closed in one year, a number of folios show two qualified sales within 2024, some of them far apart in price — one 977 sq ft home appears at both $642,900 and $1,425,000 in the same calendar year. I have not tried to interpret those; a same-year pair at double the price is as likely to be a recording artefact as a genuine flip, and the county record does not distinguish them.

Can you actually rent one out?

This is the question this building is bought for, so it deserves a direct answer: the property record cannot tell you, and neither can the classification.

Every one of the 448 homes here is recorded as an ordinary residential condominium. That is not evidence against short-term rental, just as a lodging code elsewhere would not be evidence for it. I have measured that failure in both directions this year: one Brickell tower is classified lodging top to bottom, and another building financed explicitly as short-term-rental housing, delivered furnished and professionally managed, has all 343 of its homes recorded as plain residential condominium.

What decides it is three things together: Florida’s state preemption of vacation-rental regulation, the City of Miami’s zoning and licensing rules for this address, and the condominium declaration and the association’s rules — the last of which can be amended after you buy. With two declarations in this tower, there are two sets of condominium documents in play at one address. Read the declaration that governs your specific unit before you rely on any rental income.

Who this building suits, and who it does not

This suits a buyer who wants a small, new, downtown apartment with flexible occupancy, at a price around $490,000 to $510,000, and who is checking the rental question against the condominium documents rather than taking it from a listing. The resale evidence, thin as it is, puts resales close to the sell-out price — above it in 2025, below it in 2026.

It suits you badly if you need a deep resale record before committing. Twenty-eight resales in two years across 448 homes is not much to price against, and until more of the sell-out cohort trades, nobody can tell you with confidence what a given plan is worth.

If you are selling here, your advantage is that 56 people own the identical apartment, so a buyer can see exactly what your plan does — and so far what it does is sit close to the sell-out, above it in 2025 and below it in 2026. Price against your own floorplate’s 2025–26 sales rather than against the building median, which is pulled around by the very wide size range.

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