Rubric v1 · published
How a project gets its score
This page is the whole method. If a number on this site cannot be traced back to something here, it should not be there.
Two rules
A score is arithmetic, not an opinion
Seven categories, each a formula over specific fields. The formulas are below and are stored versioned in the database. A language model gathers the inputs and writes the explanation from the computed score. It never chooses the number.
A fact needs a source
Every published field carries a ledger entry: the value, where it came from, when it was retrieved, how confident that retrieval was. Each project page shows its source count and links the ledger. What we could not verify is marked unverified and never counts toward a score.
Where facts come from
Ranked. A fact is taken from the highest tier that carries it.
- First-party The developer's own website, offering materials and condominium documents.
- Public record Miami-Dade deeds, mortgages, lis pendens and liens; building permits and inspections; Florida DBPR condominium filings; Sunbiz corporate records; FEMA flood maps; the Property Appraiser.
- Press The Real Deal, Bisnow, South Florida Business Journal, PROFILEmiami, The Next Miami.
Broker sites, listing aggregators and ranking blogs are used only to discover that a project exists. Nothing they publish is treated as a fact or reproduced here.
The seven categories
Delivery risk Will it actually get built, on the timeline claimed? ×1.2
base by status (planned 3, preconstruction 4, under_construction 6, topped_off 8, tco 9.5, completed 10); +1 if sales_pct_sold>=70; +0.5 if construction loan recorded; -1 per open construction suit (max -3); -0.5 per 6 months developer avg delay (max -2); clamp 0-10
Inputs statussales_pct_soldconstruction_loan_centsdeveloper.avg_delay_monthslegal.open_construction
Developer track record Has this developer delivered before, and what happened afterwards? ×1
base 5; +0.5 per delivered project (max +3); -0.5 per 6 months avg delay (max -2); -1 per defect suit per delivered building ratio >0.25 (max -2); -2 if any lender default; +0.5 if entity age>=10y; clamp 0-10
Inputs developer.projects_delivereddeveloper.avg_delay_monthslegal.defect_suits_per_deliveredlegal.lender_defaultsdeveloper.founded_year
Price vs comparables Is this priced with or against the neighbourhood? ×1
position of ppsf within neighborhood band: at/below low = 9, midpoint = 6.5, at high = 4, above high = 2.5; +1 if <= recorded-deed ppsf of delivered comps; clamp 0-10
Inputs ppsf_avg_centsneighborhood.ppsf_band_lowneighborhood.ppsf_band_highcomps.recorded_deed_ppsf
Carrying cost What does owning it cost every month after you close? ×1
HOA $/sqft/mo: <=1.00 = 9, 1.01-1.50 = 7, 1.51-2.00 = 5, >2.00 = 3; -1 if insurance band high; +1 if new build (no SB-4D milestone within 10y); clamp 0-10
Inputs hoa_per_sqft_month_centstax_rate_estimateinsurance_bandsb4d_reserve_exposure
Deposit protection If the project stalls, what happens to your money? ×1
escrow pct: 100% = 10, 50-99% = 8, 20-49% = 6, statutory 10% only = 4, unknown = 3; -1 if >50% of price due before topped_off; clamp 0-10
Inputs deposit_escrow_pctdeposit_structurestatus
Location and view durability Will the thing you are paying a premium for still be there in five years? ×0.8
base 6; +2 if protected view (park/water); -1 per adjacent permitted tower (max -3); -1 if FEMA AE/VE; +1 if transit <=10 min walk; clamp 0-10
Inputs permits.adjacent_towers_plannedprotected_viewfema_zonetransit_walk_minutes
Liquidity How easily could you sell it again? ×0.8
base 5; +2 if delivered-building resale velocity above neighborhood median; +1 if price retention >= 100%; STR: daily allowed +1.5, monthly +0.5, 6-month-min -0.5; clamp 0-10
Inputs developer.delivered_resale_velocitydeveloper.delivered_price_retentionstr_policy
The overall score is the weighted mean of the seven, on a 0–10 scale.
Two deliberate biases
Unknowns count against a project. Where a developer has not published escrow terms or association dues, the category is scored at or below the midpoint rather than given the benefit of the doubt. Florida escrows only the first ten percent of a deposit by statute; the rest depends on terms that should be disclosed.
Thin sourcing caps the score. A project with fewer than 60% of its rubric inputs verified is marked provisional and cannot score above 7.0, however good the available facts look. A well-documented project should outrank a mysterious one.
Questions
- Who decides the scores?
- Arithmetic does. Each category is a formula over specific fields, published above and stored versioned in the database. A language model gathers the inputs and writes the explanation, but it is given the computed number — it never chooses it. Change the inputs and the score changes; change nothing and it cannot drift.
- What counts as a source?
- In order: the developer's own website and offering materials; Miami-Dade County public records — deeds, mortgages, permits, court filings; Florida DBPR condominium filings; then reputable press. Broker sites and listing aggregators are used only to discover that a project exists. Nothing they publish is treated as a fact here.
- Why do some figures say 'Not published'?
- Because they are not published. Where a developer has not disclosed escrow terms or association dues, we say so and score the category down rather than estimating. A buyer cannot rely on a number that does not exist, and an invented one is worse than an absent one.
- What does 'provisional' mean?
- Fewer than 60% of a project's rubric inputs are verified. Such a project is capped at 7.0 no matter how good the available facts look, so a well-documented project always outranks a mysterious one.
- Why do two sources disagree on the same page?
- Because they do, and hiding it would be the dishonest choice. Where sources conflict we publish the higher-tier value and show the alternative beside it with its source, so you can judge.
- Why is litigation split into two lists?
- A lawsuit against a developer about a different building is real context for their track record, but it is not a mark against this project. Only matters naming the project affect its delivery-risk score. Both are shown, clearly separated.
- How often does this update?
- Standing monitors watch each published project daily for price changes, construction milestones, financing and filings. County records are swept monthly. A recomputed score is applied automatically only when every category moves less than 0.3 and every changed input is verified; anything larger waits for a person.
- Is this investment advice?
- No. It is a structured reading of public information, and it can be wrong or out of date. Verify anything material with the developer and your own attorney before you rely on it.