A Furnished Tower Enters a Furnished Submarket
One West Twelve Residences rises 23 stories and 245 feet in Historic Overtown with 372 homes inside. Every home arrives furnished. The mix runs studios, one-bedrooms, and a limited collection of one-, two-, and three-bedroom townhomes. The tracker dates completion to 2028, and its detail panel reads coming Q4 2028.
The team broke ground on Oct. 1, 2025. Property Markets Group, Lion Development Group and LNDMRK Development closed a $92.5 million construction loan with Maxim Capital Group in December 2025. Roughly 97 percent of the 372 homes sat under contract at that closing.
Three Hundred Seventy Two Homes Land in One Quarter
Supply timing decides the rental question for a building of this size. The tracker lists ten projects within two miles and gives each one a dated window. Four of the ten name 2028: Waldorf Astoria Residences Miami at 0.7 miles and Q2 2028, 700 North Miami Avenue at 0.3 miles and 2028, 14 ROC at 0.4 miles and 2028, and One West Twelve itself in Q4 2028.
JEM Private Residences adds 0.3 miles and Q4 2027. Delano Residences Miami adds 0.7 miles and 2031. The window that matters for an operator holding furnished inventory opens in the fourth quarter of 2027 and closes in the fourth quarter of 2028.
Two Tenths of a Mile Covers Two Competitors
The two nearest entries sit 0.2 miles away. E11EVEN Club Hotel & Residences opened in June 2026 and runs now. Palm Tree Residences Miami dates to 2030. A guest who books a furnished home for a month in Overtown compares those two addresses against One West Twelve on walking distance alone.
The Smart Building System Joins the Amenity Stack
The published package runs a rooftop garden and pool deck with lounge areas, a fitness center, curated art installations and a smart-building system. The ground floor is anchored by Vibe BBQ, a restaurant and lounge from chef Marcus Samuelsson.
Furnished rooms with laundry inside the unit shorten the setup a long-stay guest would otherwise repeat on arrival. Florida YIMBY reports custom Italkraft cabinetry, Miele appliances, imported bathroom finishes, built-out closets, and in-unit washer and dryer systems.
A Rooftop Pool Deck Answers the Bleisure Guest
A bleisure guest splits a work week between a desk and a pool deck. The tower publishes the deck, the garden and the fitness center as shared space. It publishes no deck area, no pool dimensions and no hours for either. The amenity list sets the offer. The operating detail waits on a management appointment.
The Model Paces Sales at Four and a Half a Month
The tracker projects $1,850 a square foot at delivery with a band of $1,600 to $2,100, modeled from six comparable launches within 1.2 miles. The page labels each figure a modeled estimate. Its assumptions print at 4.5 sales a month and an 18-month sell-out from sales launch.
Eighteen Months Covers Eighty One Homes
Those two assumptions cover 81 homes. The tower holds 372. At 4.5 a month the full count takes about 83 months to clear, which runs four years past the Q4 2028 delivery date.
The reported sell-through sits ahead of the model. Sales opened in 2024, and developers reported about 97 percent under contract at the October 2025 groundbreaking and again at the December 2025 loan closing. The two records measure different things: a sponsor contract count against a tracker absorption assumption.
Thirty Two Thousand Six Hundred Eighty Keys Share the Bucket
The tracker counts 32,680 residences and keys across the projects in its database and an 88-project Miami pipeline behind it. One West Twelve holds about 1.1 percent of that count, so a single tower moves the total by a rounding error. The rental effect at district level comes from the four 2028 deliveries together.
The file carries no nightly rate, no minimum stay and no named rental operator. It states no share of the 372 homes entering a rental pool. An operator pricing a furnished stay in Overtown holds the amenity list, the near-set distances and the delivery quarter. The rest waits on a rental program.