A $35 Million Live Local Project Just Broke Ground in the Health District With 112 Studios at 450 Square Feet

The Triangle is one of the few Live Local Act projects in Miami actually pouring concrete. Every unit is income restricted to households earning up to 120 percent of Area Median Income.

DFRE began construction on The Triangle, a $35 million workforce housing development at 1750 NW 15th Street Road in Miami's Health District, on September 15. The eight-story mixed-use building spans 121,636 square feet and will yield 112 income-restricted rental residences under Florida's Live Local Act, per Florida YIMBY. ODP Architects designed it. All 112 residences will be 450-square-foot studios restricted to households earning up to 120 percent of the Area Median Income.

What gets built

• 112 studios, all the same size. Every residence is 450 square feet and restricted to households at or below 120 percent of Area Median Income.
• Amenities at street level and on five. Ground-floor retail, a 3,500-square-foot gym at street level and a 10,000-square-foot pool terrace on the fifth floor.
• Parking. 72 spaces across four levels of structured parking.
• Schedule. Topping off anticipated in mid-2027, with completion slated for early 2028.

The location is the point. The Health District is where thousands of people work shifts and then commute home from somewhere much cheaper and much farther out. A 450-square-foot studio capped at 120 percent of Area Median Income is aimed squarely at that worker, and it is walking distance from the job rather than a 40-minute drive.

My read

I have watched the Live Local Act generate far more renderings than foundations since it passed. A project actually under construction is a different kind of data point, and that is the only reason this one is worth your attention over the dozens of announcements that came before it. Be clear-eyed about scale. One hundred twelve studios does not move Miami's affordability needle, and 120 percent of Area Median Income is workforce housing, not deeply affordable housing. This is a test case for whether the statute produces buildings, not a solution. If you own in the Health District or in Allapattah, two things follow. First, this sets a rent comp for small units in the area that did not exist before, and small furnished or efficiency rentals nearby will be measured against it. Second, ground-floor retail and 112 new households change foot traffic on a block that has not had much. Watch the mid-2027 topping off date. If it holds, expect more Live Local filings on that side of the district within a year.