Opportunity Zone 2.0 Nomination

Census Tract 30.01

Demographic study and designation support for FIPS 12086003001, Miami Health District, Miami-Dade County, Florida.

41.4%
Poverty Rate
$42,167
Median HH Income
86%
Renter-Occupied
66%
Seniors in Poverty
$1B+
Development Pipeline
3,367
Population

The Case for Designation

Census Tract 30.01 was not designated under the original Opportunity Zone 1.0 program in 2018, despite meeting all eligibility criteria. This tract and its neighbors were overlooked while nearby corridors (Little Haiti, Design District) received designation and attracted billions in capital. The data makes a compelling case for inclusion in OZ 2.0.

1
Extreme Economic Distress
41.4% poverty rate — more than double the 20% federal threshold. Median household income of $42,167 is just 54% of the Florida statewide median ($77,735). Two-thirds of seniors live in poverty.
2
Cluster of Distress
Three of four surrounding tracts have poverty rates of 37–43%. Designating Tract 30.01 would anchor a logical OZ cluster around the Miami Health District, maximizing capital deployment efficiency.
3
$1B+ Committed Development Pipeline
Highland Park is a 6.4-acre, $1B+ master-planned campus: 1,000+ residential units across 3 phases, a 200-room hotel, and 500,000 SF of medical office. Aurea (Phase 1) — 352 units, 29 stories, $155M TDC — starts construction in 2026. Partners include Black Salmon and LD&D.
4
World-Class Institutional Anchors
Jackson Memorial Hospital (largest teaching hospital in the Southeast), University of Miami Miller School of Medicine, and the broader Miami Health District employ 46,000+ workers and generate durable, non-cyclical housing demand.
5
Direct Metrorail Access
The Culmer Metrorail Station is directly adjacent to Highland Park, providing rail transit connectivity throughout Miami-Dade County. I-95 and SR-836 are within 0.5 miles.
6
Workforce Housing Crisis
86% of units are renter-occupied. GPS commuter data shows 47% of Health District workers commute from beyond 5 miles because they cannot find or afford proximate housing. Aurea includes 141 workforce units at 120% AMI under Florida's Live Local Act.

Demographic Profile — Tract 30.01

ACS 2024 5-Year Estimates. FIPS 12086003001. Land area: 0.5 sq mi. Population density: 6,923/sq mi.

Income & Poverty

41.4%
Poverty Rate
$42,167
Median HH Income
$32,453
Per Capita Income
66.1%
Senior Poverty
26.7%
Child Poverty

Housing

1,786
Total Housing Units
86.0%
Renter-Occupied
13.4%
Vacancy Rate
$613,500
Median Home Value
1.89
Persons / Household

Population & Demographics

3,367
Total Population
41
Median Age
67.4%
Hispanic
50.6%
Foreign-Born
76.5%
High School+
30.2%
Bachelor's+

Surrounding Tracts & Benchmarks

Tract 30.01 sits in a cluster of deeply distressed communities. Three of four neighboring tracts exceed 37% poverty. Only Tract 26 (Civic Center corridor) breaks the pattern.

Geography Population Median HH Income Poverty Rate Per Capita Income Median Home Value Vacancy Renter % Foreign-Born %
Florida (statewide) — $77,735 12.1% $43,582 $396,900 — 32.0% 23.1%
Miami-Dade County — $76,184 14.1% $40,922 $547,200 — 47.4% 55.3%
Tract 26 6,114 $84,258 13.5% $59,233 $589,700 23.3% 75.9% 50.7%
Tract 28 1,353 $45,324 39.1% $38,133 N/A 19.3% 96.2% 42.9%
Tract 29 5,265 $43,750 43.0% $18,261 $384,300 6.8% 80.5% 63.9%
Tract 30.01 (Subject) 3,367 $42,167 41.4% $32,453 $613,500 13.4% 86.0% 50.6%
Tract 31 5,275 $44,071 37.2% $23,715 $363,200 6.6% 85.4% 31.4%
54%
Tract Income vs. FL Median
3.4x
Poverty vs. FL Rate
2.9x
Poverty vs. County Rate
4 of 5
Neighbors >37% Poverty

Source: U.S. Census Bureau, ACS 2024 5-Year Estimates via Census Reporter. Florida and Miami-Dade benchmarks from ACS 2024 1-Year Estimates.

Health District Workforce Commuter Analysis

GPS-verified residential locations of ~46,000 Health District workers demonstrate acute demand for proximate workforce housing.

~46,000
Total Workforce
4.42 mi
Median Commute
47.0%
Live >5 Miles Away
23.3%
Live >10 Miles Away

Distance Distribution

0 – 2 mi
14,626
31.8%
2 – 5 mi
9,725
21.1%
5 – 10 mi
10,909
23.7%
10 – 15 mi
7,789
16.9%
15 + mi
2,944
6.4%

Directional Profile

5.35 mi
North (37.5% of workers)
0.95 mi
East (12.5% of workers)
2.72 mi
South (19.4% of workers)
7.68 mi
West (30.5% of workers)
!
Housing Gap
An estimated 21,620 Health District workers commute from beyond 5 miles. The western corridor (30.5% of workers) has a 7.68-mile median distance through Miami's most congested arterials. Highland Park sits directly adjacent to the Health District, offering a solution to this structural housing gap.

View full commuter analysis with interactive maps →

Florida Commerce Application Guide

Recommended responses for the OZ 2.0 Census Tract Recommendation Form. Deadline: April 1, 2026.

Section 1: Contact Information
Organization Name
Black Salmon Capital Holdings, LLC
Contact Type
Developer
Contact Name
James Barrios
Position Title
Senior Development Associate
Address
1200 Ponce de Leon Blvd., Suite 1403
City / State / Zip
Coral Gables, FL 33134
Phone
305-438-1259
Email
jbarrios@blacksalmon.com
Section 2: Census Tract Information
County
Miami-Dade
Census Tract Number
30.01 (FIPS 12086003001)
Municipality
City of Miami
Municipality Name
City of Miami
Area Boundary Description
Census Tract 30.01 encompasses the Miami Health District and surrounding residential neighborhoods, bounded approximately by NW 20th Street to the north, NW 12th Avenue to the east (near I-95), NW 17th Avenue to the west, and the Dolphin Expressway (SR-836) corridor to the south. The tract includes Jackson Memorial Hospital, the University of Miami Miller School of Medicine campus, and the Highland Park development site at 800 NW 14th Street.
Indicators of Economic Distress
Blight or underutilized land Commercial vacancy
Tract Area (sq mi)
0.5
Previously Designated OZ
No
Section 3: Economic Development Information
Existing Assets in Tract
Proximity to rail transit Proximity to major highways/interstate Energy/Electric Utilities
Current Economic Challenges
Census Tract 30.01 has a 41.4% poverty rate — over triple the statewide average of 12.1%. Median household income is $42,167 (54% of the Florida median). Two-thirds (66%) of seniors live below the poverty line. Despite the presence of world-class medical institutions employing 46,000+ workers, 86% of housing units are renter-occupied and nearly half of Health District employees commute from over 5 miles away due to the lack of quality, affordable housing options near their workplace. The area suffers from aging housing stock, commercial vacancies along NW 12th–14th Street corridors, and underutilized parcels adjacent to major institutional campuses.
Existing/Proposed Projects
Highland Park is a $1B+ master-planned, mixed-use development on 6.4 acres within the tract. The campus will deliver 1,000+ residential units across three phases, a 200-room hotel, and 500,000 SF of medical office space. The first phase — Aurea, a 352-unit, 29-story tower developed by Black Salmon — has a total development cost of $155M and targets construction commencement in 2026. The project includes 141 workforce-designated units at 120% AMI under Florida's Live Local Act. Additionally, several neighboring developments are underway, including River District 14 (283 units), Eco Landing (125 units), and Culmer Place V (375 units).
Section 4: OZ Investment Potential
Priority Projects Enabled by OZ
Opportunity Zone designation would directly enable and accelerate the Highland Park master plan's subsequent phases (Towers 2 and 3), which represent an additional $800M+ in development. OZ capital gains tax incentives would attract qualified opportunity fund investment, reducing the cost of equity and enabling the inclusion of additional workforce-priced units. The designation would also catalyze investment in complementary medical office, retail, and hospitality uses within the tract, creating a multiplier effect around the Health District's institutional anchors.
Estimated Capital Investment
Select highest bracket available (e.g., $500M+ or $1B+)
Project Readiness
Select: "Shovel-ready" or highest readiness tier — Aurea (Phase 1) has completed entitlements and targets 2026 construction start.
Business / Developer Interest
Select: "High" or "Confirmed" — Multiple institutional developers are active in the tract, including Black Salmon, ALTA Development, Estate Companies, and Related Group.
Investor Interest
Select: "High" or "Confirmed" — Black Salmon has secured LP equity commitments for Aurea. OZ designation would unlock additional qualified opportunity fund capital.
Stakeholder Engagement
Black Salmon maintains active coordination with the City of Miami, the Miami Health District Authority, Jackson Health System, and the University of Miami. The project has engaged Ballard Partners for legislative advocacy. Developer relationships in the surrounding area include ALTA Development (River District 14), Estate Companies (Soleste Spring Gardens), and community stakeholders in the Allapattah neighborhood. Bi-weekly coordination calls are established with lobbying partners.
Section 5: Community Benefit Information
Expected Community Impact
Job creation Housing access Infrastructure investment Business formation
Risks or Barriers
Primary risks include construction cost escalation due to inflation and supply chain constraints, higher interest rates increasing the cost of construction financing, and potential delays in permitting and entitlement processes. These risks are mitigated by the project's institutional partnership structure, secured land positions, and the Live Local Act's regulatory incentives. The durable demand anchor provided by 46,000+ Health District employees reduces absorption risk compared to speculative markets.
Community Engagement
Black Salmon has conducted extensive community engagement including coordination with the City of Miami Planning Department, Miami Health District Authority, and Allapattah neighborhood stakeholders. The project aligns with the City's housing objectives and has received input from healthcare institution leadership regarding workforce housing needs. Public presentations of the Highland Park master plan have been conducted for local community groups and elected officials.
Aligns with Development Plans
Select: "Yes" — Highland Park aligns with the City of Miami's Comprehensive Development Master Plan, the Miami-Dade County Comprehensive Development Master Plan, the Health District Master Plan, and Florida's Live Local Act workforce housing objectives. The project directly supports the state's goals of increasing housing production near employment centers and transit infrastructure.
PDF
Document Upload
The form accepts a single PDF attachment. Combine into one PDF: this demographic study, the commuter analysis, site plans, renderings, letters of support, and the competitive supply analysis.

Developer & Stakeholder FAQ

Should other developers in the area submit their own applications?
Yes, strongly recommended. Multiple independent applications for the same census tract signal broad market validation to Florida Commerce and the Governor's office. Each application adds a data point showing real investment demand — exactly what the selection criteria reward. Developers active in or near Tract 30.01 who should consider submitting include:
  • ALTA Development — River District 14 (283 units, 0.4 mi from Highland Park)
  • Estate Companies — Soleste Spring Gardens (240 units, 0.4 mi)
  • Eco Landing developer — 125 units, 0.5 mi
  • Culmer Place V developer — 375 units, 0.5 mi
Coordinate with Ballard Partners to ensure each application reinforces the same narrative: this is a deeply distressed tract with proven institutional demand and a catalytic development pipeline.
Was Tract 30.01 an Opportunity Zone under the original 2018 program?
No. Despite meeting all eligibility criteria (41.4% poverty, well below income thresholds), Tract 30.01 and its immediate neighbors were not selected in 2018. Governor Scott's nominations prioritized tracts with existing development momentum at that time (e.g., Little Haiti's Magic City Innovation District, Design District). Highland Park's master plan had not yet been publicly committed. This makes the OZ 2.0 case even stronger: the tract was overlooked, not rejected, and now has $1B+ in committed development that wasn't present in 2018.
How many tracts will Florida designate?
Florida has 1,360 eligible tracts and can designate approximately 340 (25% statutory cap under the One Big Beautiful Bill Act). This is down from 427 under OZ 1.0 — a 20% reduction. Competition is real, which is why demonstrated investment commitments and institutional anchors are critical differentiators.
What happens after the April 1 submission deadline?
Florida Commerce collects recommendations through April 1, 2026 to inform the Governor's nominations. The formal federal nomination window opens July 1, 2026, at which point the Governor has 90 days (extendable to 120) to transmit Florida's list to the U.S. Treasury. Treasury then has 60 days to designate. New OZ 2.0 zones take effect January 1, 2027.
What OZ tax benefits would apply to Highland Park?
If designated, investors using Qualified Opportunity Funds (QOFs) to invest capital gains into Highland Park phases would benefit from: (1) tax deferral on the original capital gain until the investment is sold or December 31, 2032; (2) step-up in basis — 10% after 5 years, 15% after 7 years; and (3) permanent exclusion of capital gains on the QOF investment itself if held for 10+ years. These incentives would significantly reduce the effective cost of equity for Phases 2 and 3 of the Highland Park master plan.
What makes a winning nomination under OZ 2.0?
Based on published guidance and OZ 1.0 outcomes, the strongest nominations demonstrate:
  • Genuine economic distress — poverty rate, low income (Tract 30.01: 41.4% poverty, $42K median income)
  • Documented investor/developer interest — not hypothetical (Highland Park: $1B+ committed, shovel-ready Phase 1)
  • Institutional anchors — hospitals, universities, transit (Jackson Memorial, UM Med, Culmer Metrorail)
  • Geographic clustering with other distressed tracts (3 of 4 neighbors >37% poverty)
  • Alignment with state/local plans (Live Local Act, Health District Master Plan, City of Miami CDMP)
Tract 30.01 checks every box.

Data Sources: U.S. Census Bureau, ACS 2024 5-Year and 1-Year Estimates via Census Reporter. Commuter analysis based on anonymized GPS mobility data (6,844 devices, 6.7x scaling factor). OZ 2.0 eligibility criteria per the One Big Beautiful Bill Act of 2025. Florida tract counts from Economic Innovation Group analysis of 2020–2024 ACS data.

Disclaimer: This document is prepared for informational purposes to support the Opportunity Zone 2.0 census tract recommendation process. It does not constitute an offer to sell or solicitation of an offer to buy any securities. Investment decisions should be made based on the applicable offering memorandum. © 2026 Black Salmon LLC. All rights reserved.