| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 48th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21215 SW 85th Ave, Cutler Bay, FL, 33189, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21215 SW 85th Ave Cutler Bay Multifamily Opportunity
Neighborhood occupancy has remained firm with a high share of renter-occupied units, pointing to durable leasing fundamentals for a 120-unit asset, according to WDSuite’s CRE market data. Investor focus here is on demand stability rather than amenity-driven premiums.
Located in Cutler Bay within Miami-Dade County’s inner suburbs, the surrounding neighborhood shows resilient rental dynamics. Neighborhood occupancy is strong and renter concentration is high (measured as the share of housing units that are renter-occupied), which supports depth of tenant demand and helps stabilize leasing through cycles, based on CRE market data from WDSuite.
Local amenity density is limited in the immediate neighborhood (few cafes, grocery, and parks per square mile), so properties here tend to compete on functional value, commute access, and on-site features rather than walkable retail. For investors, this typically means focusing on operational execution and resident services to drive retention instead of amenity premiums.
Within a 3-mile radius, households have expanded over the last five years and are projected to grow further, even as average household size trends lower. That combination can translate into a larger tenant base and steady absorption for multifamily properties, supporting occupancy stability relative to more supply-sensitive submarkets.
Home values in the neighborhood sit in a high-cost ownership context relative to local incomes (value-to-income ratios are elevated versus national norms). This tends to reinforce reliance on multifamily housing and can sustain renter demand, though lease management should account for affordability pressure signaled by higher rent-to-income ratios.
Safety metrics for the neighborhood are around the national mid-range overall, with violent-offense indicators slightly better than the national median and property-offense measures closer to the middle, according to WDSuite. Notably, both violent and property offense estimates have trended downward year over year, which, if sustained, can support resident retention and leasing consistency.
As with most urban-adjacent areas in the Miami metro, conditions can vary by block and over time; investors typically underwrite to current trend lines and management practices rather than single-year readings.
The broader South Miami employment base provides commute-accessible jobs that support renter demand, led by headquarters and major corporate offices in construction, energy, logistics, and healthcare-related services listed below.
- Lennar — homebuilding HQ (14.4 miles) — HQ
- World Fuel Services — energy & logistics (16.6 miles) — HQ
- Ryder System — transportation & logistics (20.8 miles) — HQ
- Mosaic — agriculture products (20.9 miles)
- Johnson & Johnson — healthcare offices (23.0 miles)
For a 120-unit garden-style asset in Cutler Bay, the investment case centers on demand depth and operational execution. Neighborhood-level occupancy is healthy and the share of renter-occupied housing units is high, indicating a sizable tenant base and potential for consistent leasing, based on commercial real estate analysis from WDSuite. Limited nearby retail and services place more weight on property management, resident experience, and value positioning to drive retention rather than walkability premiums.
Within a 3-mile radius, households have grown and are projected to increase further as average household size declines, which can expand the renter pool and support steady absorption. Elevated ownership costs relative to incomes underpin renter reliance on multifamily, while higher rent-to-income readings suggest prudent attention to affordability, renewal strategies, and expense control.
- Healthy neighborhood occupancy and high renter-occupied share support leasing stability.
- Expanding household counts within 3 miles point to a larger tenant base over time.
- High ownership costs versus income reinforce sustained demand for rentals.
- Operational upside: limited local amenities favor properties that execute on management and resident services.
- Risks: affordability pressure and car-dependent context require careful underwriting of rent growth and retention.