TWINS
A Luxury Early-Childhood Campus
North Miami · Florida
Raising $4M for 30% · funding construction of a fully-permitted project
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North Miami families pay top-of-market prices for early childhood care — yet the neighborhood has no beautiful, purpose-built option. Twins fills that gap.
Miami has some of the highest childcare costs in Florida — and quality, purpose-built capacity is scarce, especially in this micro-market.
Mirror-image luxury architecture merged into a single gated campus — generous space, light, glass, and landscaped grounds designed around children.
Aerial shows both twin buildings (to be unified into one fence-free campus); night renders from the project design.
Exterior walkthrough of the project design.
Two on-site pools power a structured water-confidence program — a rare, high-value differentiator at this age tier.
Shaded play, soft surfacing, sensory gardens and outdoor learning patios across a unified, secure campus.
Infant through Pre-K / VPK — language, music, STEM-play and art, low ratios, chef-prepared meals.
The 10,200 ft² campus is well above what code requires — at 35 ft²/child it supports 180+ children. Twins targets ~150 at a generous, low-density premium feel.
| Program | Ages | FL ratio | Children | Teachers |
|---|---|---|---|---|
| Infant | 0–1 yr | 1 : 4 | 18 | 5 |
| Toddler | 1–2 yr | 1 : 6 | 24 | 4 |
| Twos | 2–3 yr | 1 : 11 | 30 | 3 |
| Preschool | 3–4 yr | 1 : 15 | 36 | 3 |
| Pre-K / VPK | 4–5 yr | 1 : 20 | 42 | 3 |
| Total | 150 | ~18 |
Operated under Florida DCF child-care licensing, with the facility designed to standards from day one — plus access to state pre-K funding.
Premium pricing in a supply-starved market — amplified by owning the land, so the "rent savings" reinvest into staff and experience.
| Revenue driver | Calculation | Amount |
|---|---|---|
| Base tuition | 150 × $2,500 / mo | $375,000 / mo |
| Annualized | $375,000 × 12 | $4,500,000 / yr |
| Enrichment & programs | swim, classes, camp, meals | +$300–500K |
| Gross revenue | ~$4.5–5.0M |
Net planning figure ≈ $3.0M/yr. Margins beat the 10–25% childcare norm because the land is owned (no rent) and pricing is premium. Estimates pending confirmed build budget & pricing.
On ~$3.0M net profit, education businesses trade at 4–6× earnings — and this one is real-estate-backed and high-margin.
This is no longer a lot. It is an entitled, designed, permit-ready development platform. The hard, slow part is finished.
Two parcels created (15207 & 15201 NE 8th Ave).
Site cleared; all code violations resolved.
Full plans completed and paid; luxury campus concept defined.
In final approval — construction-ready.
Build both buildings, two pools, grounds & FF&E.
DCF + VPK approval, staffing, pre-marketing, open Building A then B.
The investor's capital funds only construction — the lowest-risk phase. The entitlement and design risk is already absorbed.
| Investor stake | 30% for $4.0M |
| Annual cash flow (30% × $3.0M net) | ~$900K / yr |
| Value of the 30% at stabilization (4–6×) | $3.6M – $5.4M |
| Pre-money value (entitled platform) | ~$9.3M |
| Principal retains | 70% · ~$2.1M/yr |
Entry at ~4.4× projected earnings — a discount to a built business's 5–6×, earned by funding construction. The principal funds the entire build with outside capital and keeps 70% (~$10.5M at 5×).
| Risk | Mitigation |
|---|---|
| Construction cost overrun | Fixed-price GC contract; contingency in budget |
| Slow enrollment ramp | Pre-marketing, waitlist, phased open, intro pricing |
| Staffing quality | Above-market pay funded by the no-rent advantage |
| Liability / child safety | Strong insurance, training, security, pool protocols |
| Regulatory (DCF / VPK) | Designed to code from day one; experienced director |
A fully-permitted, premium product in an underserved market — on land already owned, two years de-risked.
✉ Contact · rentsupervisor@gmail.comSerious inquiries only — each will be reviewed personally.