A Tooly rents for $1,200–$1,800 a month across Florida's major metros. On a $85,000 unit, that's a 16–31% gross yield — multiples of what most rental properties produce. Here's the math, the variability, and the realistic returns by city.
The numbers below reflect typical long-term lease rents for a furnished 1-bedroom unit similar in size to a Tooly. Short-term (Airbnb) rates are higher but more variable and increasingly restricted by city ordinance.
| Metro | Typical monthly rent | Annual gross | Gross yield |
|---|---|---|---|
| Miami | $1,600 – $1,950 | $19,200 – $23,400 | 23–28% |
| Tampa | $1,400 – $1,700 | $16,800 – $20,400 | 20–24% |
| Orlando | $1,350 – $1,650 | $16,200 – $19,800 | 19–23% |
| Jacksonville | $1,150 – $1,400 | $13,800 – $16,800 | 16–20% |
| St. Petersburg | $1,450 – $1,750 | $17,400 – $21,000 | 20–25% |
| Palm Beach | $1,750 – $2,200 | $21,000 – $26,400 | 25–31% |
Gross yield is the easy number. Net cash flow is the one that matters. Here's the full stack on a $105,000 all-in Tooly build in Tampa (rent: $1,500/mo) financed at 8.5% HELOC over 20 years:
| Gross monthly rent | +$1,500 |
| Vacancy reserve (~5%) | −$75 |
| Property tax (~$1,200/yr) | −$100 |
| Insurance addition | −$60 |
| Maintenance reserve | −$75 |
| Mortgage / HELOC payment ($105k, 8.5%, 20yr) | −$911 |
| Net monthly cash flow | +$279 |
Plus appreciation on the property itself, plus principal paydown on the loan (~$370/mo in year one). The cash-on-cash return is modest in the early years; the wealth-building return (equity built per dollar invested) is significantly higher.
| Gross monthly rent | +$1,500 |
| Total monthly costs (taxes, insurance, maintenance, vacancy) | −$310 |
| Net monthly cash flow | +$1,190 |
| Annual net | $14,280 |
| Cash-on-cash return on $105k | ~13.6% |
Furnished short-term rentals (Airbnb, Vrbo) typically command 50–100% more revenue than long-term leases — but with more vacancy, more management, and increasingly restrictive city rules. Many Florida municipalities have tightened short-term rental ordinances since 2023.
Our recommendation: model the deal on long-term rental rates. Treat short-term upside as bonus, not the base case. The economics still work either way.
Most Florida jurisdictions permit long-term rentals (12+ month leases) in ADUs. Short-term (under 30-day) rentals are sometimes restricted. Some cities (notably Miami) have owner-occupancy rules — you must live in either the primary house or the ADU, but you can rent the other. Full rules here.
For a long-term lease, usually no — you're a residential landlord under Florida statute. For short-term rental, yes — you'll need a Florida DBPR vacation rental license and likely a city/county registration.
Yes, it raises assessed value and therefore property tax. Typical assessment increase: 60–80% of the build cost. Your homestead exemption still applies to the primary residence; the ADU and its land allocation can be assessed at full market rate.
Tooly's concrete-and-steel construction qualifies for the best wind-mitigation discount tier in Florida. Adding an insured ADU typically raises annual home insurance by $600–$1,000 — accounted for in the math above.
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