“It opened as Flagler Oasis for renters; now it has owners.”
From an east-facing balcony on the upper floors, the towers of Downtown and Brickell fill the horizon like a lit wall of glass.
Down on NW 1st Street, Little Havana goes about its morning, and an eight-story building that was built for tenants is selling itself, one apartment at a time, to owners.
Centralis Residences, Little Havana
From Flagler Oasis to Centralis: The Project and Its Developer
Centralis Residences is one of the few condos for sale in Little Havana that a buyer can walk through, lease out, and close on without waiting for a crane to leave. The building holds 100 residences on the northeast corner of a 2.32-acre block bounded by NW 1st Street, NW 12th Avenue and West Flagler Street.
Gamla Cedron Group assembled the block in 2018 for just over $11 million and built the first tower with Blue Water Builders as general contractor. It opened on October 5, 2023, as Flagler Oasis, a rental community and phase one of a three-phase plan.
In late 2025, the developer changed course, renamed the building Centralis and hired Douglas Elliman’s Solis Chirino Group to sell the apartments as condominiums. Sitting tenants were offered the chance to buy the units they already lived in. The condominium declaration was recorded on August 26, 2026.
That makes Centralis a condo conversion in Miami’s urban core, not a pre-construction promise. The difference is practical: the plumbing, elevators, and air conditioning have already run through Miami summers under full occupancy, and the floor plans exist as rooms you can stand in, not renderings you have to trust.
For buyers who want move-in ready condos in Miami at an entry price the new-construction market no longer offers, that history is the product.
The developer specializes in exactly this kind of repositioning. Gamla Cedron Group was formed in 2008 as a partnership led by founder and president Shaoul Mishal, who previously founded Elad Group Florida, the Tshuva Group’s private real estate arm in the Southeastern U.S.
By the company’s own count, it has worked on nine condominium and multifamily properties totaling about 1,100 homes, plus seven commercial properties in Florida and the Midwest, with a long record of buying and restructuring distressed condominiums.
One detail says more than the portfolio: the company lists 1110 NW 1st Street as its own corporate address. A developer whose own office address is the building has every reason to keep it in good order.
The Building: A Behar Font & Partners Mid-Rise
The architect is Behar Font & Partners of Coral Gables, a firm whose Miami résumé runs from the 70-story Okan Tower in Downtown to Merrick Manor in Coral Gables, the 367-unit Gables Ponce rental complex and The Julia in Allapattah.
At Centralis, the brief was not a skyline gesture but an efficient mid-rise, and the façade reads that way: white and gray stucco planes, navy accent panels, and stacked balconies with slim metal railings on every residence.
The structure is concrete block and stucco, glazed throughout with impact-resistant glass. A double-height glass lobby connects to a covered garage where every residence has an assigned space. The skyline belongs to the east-facing homes; the west-facing ones look over the pool deck toward the sunset.
Nothing here is trying to win a design award, and that is a strength in this price band. Ambition has gone into the things a resident uses every day: a balcony for every home, a covered space for every car, and windows that don’t need storm shutters in September.
Residences and Pricing: Five Floor Plans
Five plans make up the Centralis Residences floor plans, from compact one-bedrooms to a single three-bedroom line. Prices below are the lowest current asking prices we could verify; the building has no pre-construction price ladder, so each figure reflects a real, available apartment rather than a launch tier.
For buyers comparing condos for sale in Little Havana, these are among the lowest entry points for a building completed in the last five years.
| Plan | Layout | Interior sq. ft. | Price from |
|---|---|---|---|
| The Havana | 1 bed / 1 bath | 621–681 | $334,000 |
| The Haven | 1 bed / 1 bath | 715 | $375,000 |
| The Palm | 2 bed / 2 bath | 912–986 | $421,000 |
| The Atlantic | 2 bed / 2 bath | 1,056 | $445,000 |
| The Oasis | 3 bed / 2 bath | 1,431 | Upon request |
The Havana is the efficient entry: the kitchen runs along the back wall, the living room opens to the balcony, and the bedroom sits beside it with its own window and a closet next to the bath.
The Haven uses an angled footprint to fit the building’s largest one-bedroom, with a deeper living area and a wraparound balcony edge.
The Palm is the investor’s two-bedroom: the bedrooms sit at opposite ends of the plan, each with its own bathroom, so two tenants or two adults never share a wall.
The Atlantic stretches the same idea across an irregular corner footprint, with generous closets in both bedrooms.
The Oasis adds a third bedroom and a balcony that runs across two rooms.
Every residence has an open kitchen with quartz countertops, approximately nine-foot ceilings, an in-unit washer and dryer, blackout shades in the bedrooms, and a private balcony of 33 to 99 square feet. The floors are wood-style plank vinyl, a sensible surface for a building that spent its first years hosting renters. Appliances and fixtures are mid-range.
According to the developer’s August 2026 sales terms, purchases follow a three-step payment structure: a 5% reservation deposit, a further 10% at contract for investors or 5% for buyers who will live in the unit, and the balance at closing. Confirm the current terms in the purchase agreement before reserving.
Amenities: Pool Deck, Clubroom and 24/7 Fitness
The amenity program is scaled to the building, and the association budget reflects that: no spa, no concierge desk, and no rooftop restaurant. What exists is used daily.
Pool Deck and Sundeck
A swimming pool with loungers and private cabanas anchors the outdoor deck, with a sundeck and grilling stations on the same terrace. In practice, it is busiest after work, once the heat breaks.
Clubroom and Fitness
A resident lounge with a billiards table and seating opens directly onto the pool terrace and doubles as the building’s social room. The fitness center is open 24/7 and includes cardio machines, strength stations, and free weights. A business center is also listed.
Everyday Logistics
Entry is by key fob, with security on site overnight, and a package room handles deliveries. The building is pet-friendly, and listing records indicate it accepts dogs over 20 pounds, removing a common frustration in Miami condos.
Location: Riverside, Little Havana’s Northeast Corner
Centralis sits in the Riverside section of Little Havana, one block north of West Flagler Street and west of the courthouse district. This corner of Little Havana real estate trades on proximity rather than postcards: Walk Score rates the address 92 out of 100, Transit 59 and Bike 69.
- Seven bus lines stop within a tenth of a mile, including Metrobus Route 11 along Flagler to Downtown, the 207 and 208 Little Havana Connection, and the free City of Miami trolley’s Little Havana and Stadium routes.
- The nearest Metrorail station, Culmer, is 0.8 miles away, about a 23-minute walk. The Metromover loop is 1.1 miles east, and Brightline’s MiamiCentral station is 1.2 miles.
- Off-peak drives run about 5 minutes to Downtown, 8 to Brickell, 10 to Coral Gables, and 20 to Miami Beach. Brickell City Centre is 1.4 miles away.
- Miami International Airport is about 6 miles west via SR-836: roughly 15 minutes off-peak, and double that in weekday rush hours.
- For daily errands, a Winn-Dixie is 0.76 miles away, Presidente Supermarket 0.86 miles, and a Publix 0.87 miles.
- Among the condos near loanDepot park, few are closer: the ballpark’s Home Plate garage is 0.57 miles from the front door, about a 12-minute walk on game nights. Nu Stadium, which opened at Miami Freedom Park on April 4, 2026, as Inter Miami’s home, is roughly 4 miles west, short of the airport.
- The Health District begins about a mile north. Jackson Memorial Hospital, UHealth Tower, Bascom Palmer Eye Institute and Holtz Children’s Hospital anchor a district the developer describes as the second-largest health district in the country.
- The Miami River is about half a mile north, with Kiki on the River, Seaspice and Casa Neos on its banks and the new River Landing Shops, with a riverfront promenade, marina and grocery, a short drive upstream.
What the neighborhood lacks matters as much. Calle Ocho is about two-thirds of a mile south of Centralis, and Domino Park and Ball & Chain are closer to a mile on foot. There is no water view and no beach within walking distance.
A Transit Score of 59 means a car is still the practical choice for most households. And SR-836 is a work zone: FDOT’s double-decked expressway and the I-395 Signature Bridge are now targeted for completion in late 2029, with periodic overnight closures until then.
A Saturday Between NW 1st Street and Calle Ocho
Saturday starts late here, and it starts on Flagler:
- By nine, the ventanitas along West Flagler are already passing cafecito across the counter in thimble-sized cups, and the Route 11 bus rolls past toward Downtown. The walk south to Calle Ocho is not the postcard part: eight blocks that look like a working neighborhood rather than a travel guide.
The postcard begins at Los Pinareños Frutería, the open-air fruit stand where the move is a coco frío to go, cracked open and handed over with a straw. Across Calle Ocho, the tables at Máximo Gómez Park, which everyone calls Domino Park, are full by late morning, and you hear the click of the tiles and the arguing before you see either.
By local accounts, many of the players have shared these tables for decades. Next door, Azucar Ice Cream Company sells Abuela María, a flavor built around the Maria cookie every Cuban grandmother keeps in the cupboard.
- By early afternoon, the walk home is the reason the pool deck exists. The rest of the day goes to the cabanas and the grill, and the sunset arrives over the deck.
- Evening is a choice. Café La Trova, at 971 SW 8th Street, is the grown-up option: Julio Cabrera’s cantinero-style bar, built around classic Cuban rum cocktails.
Ball & Chain, a few blocks west, has stood on Calle Ocho since 1935; its stage is shaped like a giant pineapple, live music plays every night with no cover, and on Thursdays the salsa lesson is free. On the last Friday of the month, Viernes Culturales fills the street with painters and music.
The honest part: Domino Park empties by early evening, and after dark the stretch back to NW 1st Street is quiet enough that a rideshare is the sensible choice. In January, the walk is a pleasure. In August, you will make it once.
The Investment Case: Rent From Closing Day
Among condos for sale in Little Havana, Centralis is built for an investor who wants income in place rather than a delivery date. Some units are sold with tenants already in them; on the developer’s August 2026 lease list, one-bedrooms rented for $1,944 to $2,374 a month and two-bedrooms for $2,650 to $2,877.
The rental policy is the building’s most distinctive feature. Owners may sign up to 12 leases a year with a 30-day minimum; nightly and weekly rentals, including Airbnb-style stays, are not permitted.
Many Miami associations allow only one or two leases a year, so this structure opens a market the typical building closes: furnished monthly stays for traveling nurses and medical residents working in the Health District, corporate assignments, and visiting families. Confirm the final wording against the recorded declaration and rules before underwriting.
Monthly association dues are quoted at about $0.84 per square foot, or roughly $520 for the smallest one-bedroom, but MLS listings have shown inconsistent figures, including both $601 and $716 for the same 716-square-foot unit; the recorded budget is the only number to rely on.
As an illustration, a 639-square-foot Havana listed at $349,000 and leased at $2,159 a month, the midpoint of the one-bedroom range, grosses $25,908 a year, a 7.4% gross yield.
Subtract about $6,440 in association dues and a property tax bill in the range of $5,600, based on the 2025 bill for a comparable unit, and the return before insurance, vacancy, and management is about 4.0%. Taxes may rise after a sale resets the assessment.
Market data supports the price band. According to MIAMI REALTORS® + RWorld, the Miami-Dade median condo sold for $417,090 in September 2026, down 0.69% year over year, while sales near the $400,000 median rose 15% and cash buyers accounted for 49.4% of condo purchases.
Centralis enters about 20% below that county median, which puts it among the Miami condos under $400,000 in a building completed this decade. Active listings ask between $421 and $546 per square foot.
Three competing buildings define the alternatives:
Havana Enclave, the Astor Companies’ 179-unit project at 315 NW 27th Avenue, switched from rentals to condos mid-construction; it starts at about $366,685 for smaller plans (451 to 958 sq. ft.), but it is still being built, with delivery targeted for the end of 2026, roughly 1.5 miles farther west.
River District 14 at 1420 NW 14th Avenue in Allapattah, designed by the same Behar Font & Partners, allows nightly rentals and delivers furnished units. Still, its studios start around $476,000 and its dues run near $1.20 per square foot.
Flow House at Miami Worldcenter, another rental tower converted to condominiums, permits short-term rentals and offers a large wellness amenity program. Still, recent one-bedroom listings asked $826 to $876 per square foot, about 1.5 to 2 times the Centralis range.
If nightly income is the strategy, River District 14 or Flow House fits better. If a low basis, tenants in place, and monthly flexibility are the strategy, none of the three alternatives offers that combination.
What to Verify Before You Buy
The building is finished; the association is new. Because the declaration was only recorded this year, the budget and reserves have almost no operating history. Ask for the current budget, the reserve schedule, and the status of the structural integrity reserve study that Florida’s post-2022 condominium laws require for buildings of three stories or more.
Also ask how the developer has satisfied Section 718.618 of the Florida Statutes, which requires converters to fund reserves or provide warranties covering the roof, structure, and major building systems.
During the sell-out, many neighbors will be renters, and the developer retains a block of leased units. That benefits investors and is a consideration for owner-occupants who want a fully owner-run building.
The rest of the block is not finished. In 2022, Gamla Cedron filed plans for a 16-story, 248-unit tower at 1150 NW 1st Street, directly west of Centralis, and an eight-story office building on West Flagler, which the city’s Urban Development Review Board recommended for approval. The developer told The Real Deal in November 2025 that it had not decided whether the next building would be rentals or condos, and it has not announced a timeline.
If it proceeds, the west-facing sunset views over the pool deck will change, and there will be construction next door; the east-facing skyline residences are not in its path. The upside is a 350-home mixed-use block with ground-floor retail and offices.
Listing remarks describe Fannie Mae approval as pending. Until it is granted, low-down-payment conventional loans are harder to obtain, so ask your lender for the building’s current status.
Finally, the sales pace is measured. Two listings had been on the market for about a year as of November 2026, which gives a well-advised buyer room to negotiate.
Who Centralis Is For
Miami’s new-construction market sells the future: a rendering, a deposit and a three-year wait. Centralis sells the present. The rooms are built, the balconies face a skyline that is already there, the tenants pay rent on the first of the month, and the price sits below the county’s median condo.
It is not a trophy and does not pretend to be. It is a well-built mid-rise on a working street, within walking distance of Calle Ocho, being handed over from a landlord to the people who live in it.
Frequently Asked Questions
Is Centralis Residences finished, or is it pre-construction?
It is finished. The building has housed tenants since it opened as a rental, and the condominium is now legally established, so a purchase closes much like a resale. There is no construction schedule to underwrite.
Can I rent out my unit on Airbnb?
No. Nightly and weekly bookings are not allowed, but monthly stays and conventional annual leases are, several times a year. That makes furnished monthly rentals the realistic short-term strategy; confirm the final rules in the recorded condominium documents.
Which floor plan is right for me: Havana, Haven, Palm or Atlantic?
The Havana is the most affordable way into the building and suits a single owner or a first rental. The Haven trades a slightly higher price for the most generous one-bedroom layout. The Palm’s split bedrooms make it the strongest choice for roommates or two separate tenants, while the Atlantic is the largest two-bedroom and has the most storage.
Who designed the interiors?
No separate interior designer has been publicly credited. Behar Font & Partners designed the building, and the finishes are a consistent standard package: quartz kitchens, plank flooring, blackout shades, and in-unit laundry. Appliance and fixture brands have not been published, so check them during a showing.
What deposit is required to reserve a unit?
A reservation deposit holds the unit, a second deposit is due when the contract is signed, and the balance is paid at closing. Buyers who will live in the unit put down less at contract than investors do. Ask for the current purchase agreement, as terms can change during the sell-out.
Is Centralis Residences a good investment?
The case rests on three things: a purchase price well below nearby new-construction condos, leases that can already be in place on closing day, and a rental policy more flexible than many Miami associations allow. The trade-offs are a young association with little financial history and the possibility of construction next door. Independent legal and financial review is recommended for any purchase.
How does Centralis compare with Havana Enclave or River District 14?
Centralis is the only one of the three that is finished and already leased, while Havana Enclave is still being built and River District 14 is designed for nightly rentals at a higher entry price. For a side-by-side comparison of floor plans, fees, and rental rules, contact Bogatov Realty.
“Same walls, new name — on the façade and on the deed.”
To explore floor plans at Centralis Residences or compare them with other condos in Little Havana and the Miami River district, contact a Bogatov Realty advisor or submit an inquiry on this page. Prices, rents, and availability are as of November 2026 and may change without notice. Before purchasing, review the condominium documents required by Section 718.503, Florida Statutes.