The claim from Todd Nepola, founder of Current Capital Group, is that income-producing property is worth buying in any market. The case for that in Miami residential, where homes sold at an average of 3.23% below asking prices and sat for a median of 82 days as of August 2026 per Realtor.com, is harder to make than his framing suggests.

Nepola, who has operated retail and industrial properties across Florida for nearly three decades, laid out his thesis in an interview with the TikTok account Hard Truths CEO. His starting point for an investor with $100,000: a down payment on a duplex or triplex in the $300,000 to $400,000 range. Multifamily, he said, is the easiest category to enter. The investor would handle leasing and maintenance initially, build equity, then refinance to buy again. One scenario built around that approach: $300,000 financed over 30 years at 6.5% with 3% annual appreciation produces a property worth approximately $538,000 after a decade, a mortgage balance of roughly $254,000, and around $284,000 in equity before taxes and transaction costs. Net rental income adds to the return throughout.

The commercial side of the argument

The strongest support for Nepola's thesis sits in commercial real estate. Miami-Dade's retail vacancy rate fell to 3% in the second quarter of 2026, the lowest among South Florida's major markets, with nearly 379,000 square feet of positive net absorption per Colliers. That is the segment Nepola has built his career in. On the allocation question, U.S. family offices held an average of 18% of their portfolios in real estate per the UBS Global Family Office Report 2025, suggesting the long-horizon compounding his strategy depends on is standard practice among large capital.

The counterargument belongs to the residential data. A 3.23% average discount to asking price and an 82-day median on-market in Miami, per Realtor.com, are not conditions in which any entry point is equally defensible. "Nobody can time a market," Nepola said, and that may be true. But the always-buy frame still requires the holding period he specified: 10 to 30 years.

On balance, the commercial vacancy figure carries the argument. Miami-Dade retail at 3%, the tightest in South Florida per Colliers, is the data point Nepola's thesis needs to function today.

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