NW 7th Avenue CRA — TIF Projection Tool

Term

The CRA's current sunset is 2034. An extension to the 40-year statutory maximum (2044) requires a Miami-Dade Assessment of Need (Resolution R-611-15).

Distribution

TIF participation to CRA 95%

Statutory maximum is 95%. The remainder stays with the County general funds.

Millage adjustment

Countywide millage 0%

UMSA millage 0%

Test a ±10% change in each operating rate. 0% = the current adopted millage (Countywide 4.5740, UMSA 1.9090).

Growth

Stepped growth (plan basis)

Stepped: each area grows at its recent roll rate through 2028, its long-run rate through 2034, then 4.5%. Matches the Redevelopment Plan. Toggle off to test a single flat rate.

Property-tax reform (HJR 1)

Assume amendment passes

Caps non-homestead assessment growth at 5% from 2027. The corridor holds virtually no homestead property, so this is the main effect here.

Present value

Show net present value

When on, all figures are discounted to 2025 present value. Off = nominal dollars.

Custom projects

NameValue $YearArea

Add a building's taxable value, delivery year, and which area (1 Original, 2 2012 Exp, 3 2025 Exp). It joins the increment from that year forward.

Cumulative TIF (selected term)

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Extension unlocks (2035–2044)

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Countywide TIF (term)

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UMSA TIF (term)

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Year-by-year projection 95% · stepped · HJR 1 on

Year	Total taxable	Increment	Countywide TIF	UMSA TIF	Total TIF	Cumulative

Established CRA with three areas frozen at different base years: Original Corridor (2003 base $54.2M, 2025 value $267.9M), 2012 Expansion (2012 base $48.1M, 2025 value $110.3M), 2025 Expansion (2025 base $87.0M, increment starts at $0). Increment = each area's value above its own frozen base. Millage: Countywide 4.5740 + UMSA 1.9090. TIF = increment × millage × participation. A planning tool, not a budget forecast.

Debt / bonding capacity

Sizes bondable capacity off a trailing 2-year average of Total TIF (from the projection above), net of expenses × pledge %, ÷ the coverage ratio. Enter tranches to test a phased issuance.

Coverage ratio (DSCR) 1.25x

Interest rate 5.0%

Bond term (capacity col)

Expenses (% of TIF) 40%

Pledge % of net TIF 100%

TrancheAmount $Issue yrTermRate %Annual DS

Total authorized

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Total annual debt service

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Coverage

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Added capacity (10yr in)

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Year-by-year debt capacity

Year	Total TIF	2-yr avg basis	Expenses	Net pledgeable	Max annual DS	Committed DS	Coverage	TIF Balance	Max new bond

Coverage is OK when committed tranche debt service ≤ max annual DS that year (trailing 2-yr avg TIF, net of expenses × pledge %, ÷ DSCR). Tranches stack: each new issue's room is net of prior tranches' payments still outstanding. Max new bond = additional principal the remaining capacity supports at the bond term. Planning tool, not a commitment or offer.

District taxable-value map

Every parcel across the three CRA areas (Original Corridor, 2012 Expansion, 2025 Expansion) colored by its 2025 County Taxable value. Click a parcel for details.

Taxable-value efficiency map (value per acre) · View in 3D ↗

The same parcels colored by taxable value per acre — how productively each parcel uses its land. Small, high-value parcels glow; large, low-value parcels (surface lots, vacant land) stay pale. Click a parcel for its value, acreage, and $/acre.