Finding the Perfect Home for a Growing Homeschool: A MiMo District Success Story
Deal Overview
In the summer of 2025, I helped a passionate homeschool operator secure a permanent standalone location in Miami’s trendy MiMo district on the Upper East Side. The client had been successfully operating their homeschool program for years but had reached capacity in their shared space. They needed a dedicated facility to accommodate their growing enrollment and provide a more customized learning environment for their students. This $300,000 lease agreement represented more than just a business transaction; it was about creating a space where educational vision could fully flourish. The client was particularly enthusiastic about establishing roots in the vibrant MiMo neighborhood, known for its family friendly atmosphere and unique architectural character.
Initial Challenge
Finding the right property presented multiple significant hurdles from the start. Properties along major corridors in MiMo commanded premium rental rates that stretched well beyond our client’s budget constraints. The few affordable options typically failed to meet the essential zoning requirements for educational facilities. Perhaps most challenging was the need for adequate outdoor space to create a safe playground area, a non-negotiable requirement for any childcare or educational setting. Adding another layer of complexity, the client specified that the new location needed to remain within a 10-minute drive of their current facility to prevent losing existing families during the transition. This geographic restriction severely limited our options in an already tight market. Finally, we faced the risk that buildings not previously used for childcare would require a change of use application, a process notorious for being both expensive and time-consuming, potentially derailing the entire project timeline.
Strategy & Solutions
Facing these constraints, I developed a creative approach that went beyond conventional property searches. I methodically mapped out every single property within our target area that met three critical criteria: appropriate educational zoning, sufficient square footage, and potential for outdoor play space. Using IMAPP as my foundational tool, I identified promising properties regardless of whether they were actively listed for lease. I then cross-referenced these properties against all the usual places, CoStar, LoopNet, Crexi, MLS to identify any that were officially on the market. For properties with potential that weren’t listed, I took the initiative to dig through county property records to identify owners and reach out directly. This comprehensive, proactive approach expanded our options significantly beyond what was visible through standard listing platforms. Working solo on this project allowed me to move quickly and maintain consistent communication with property owners and agents, avoiding the delays that often occur with larger teams.
Results & Impact
The strategic approach paid off when I discovered a hidden gem tucked away on a quiet side street in the heart of MiMo. Though not specifically marketed for childcare use, this property had the proper zoning designation that would accommodate an educational facility without requiring a lengthy change of use process. The location featured adequate interior space for multiple classrooms and, importantly, included a modest but workable area that could be developed into the required playground. Being positioned off the main thoroughfare translated into a significantly lower lease rate while still providing excellent accessibility and visibility. After careful negotiation, we secured terms that perfectly aligned with the client’s budget and timeline, allowing them to begin renovations immediately to prepare for the upcoming school year. The property’s proximity to the original location, just a seven minute drive away, ensured continuity for existing families while opening opportunities to attract new students from previously untapped neighborhoods.
Lessons Learned & Next Steps
This successful deal reinforced the importance of looking beyond conventional property listings and thinking creatively about space potential. Rather than limiting our search to properties explicitly marketed for educational use, expanding our scope to include all appropriately zoned properties regardless of their current use uncovered opportunities that competitors had overlooked. For future similar clients, I plan to implement this proactive mapping approach from day one, developing comprehensive zoning maps for specialized requirements before beginning the formal property search. This strategy not only saves valuable time, but positions clients to move quickly when unique opportunities arise in competitive markets. Additionally, I’ve started building a proprietary database of appropriately zoned properties in key Miami neighborhoods to provide even faster responses to clients with specialized real estate needs.
- Deal Type: Lease
- Date: Summer 2025
- Location: MiMo District (Miami’s Upper East Side)
- Main Challenge: Finding an affordable property with appropriate educational zoning and playground space within a 10-minute radius of the existing location
- Solutions: Comprehensive mapping of all appropriately zoned properties, direct owner outreach, and identification of an off-main-street property with proper zoning
