| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 48th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21269 SW 85th Ave, Cutler Bay, FL, 33189, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1989 |
| Units | 79 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21269 SW 85th Ave Cutler Bay Multifamily Investment
Neighborhood data points to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. Positioning near South Miami employment corridors supports leasing consistency while keeping turnover manageable.
This Inner Suburb location in Cutler Bay offers pragmatic strengths for workforce-oriented multifamily. While immediate walkable amenities are limited, residents typically access daily needs along nearby arterial corridors, which aligns with car-oriented living patterns common across Miami-Dade s southern suburbs. Average school ratings trend slightly above the national median, helping family retention without commanding premium pricing power.
From an investment perspective, neighborhood occupancy is above the metro median among 449 Miami-Miami Beach-Kendall neighborhoods, supporting income stability in normal leasing cycles. Median rents run above national norms, and the neighborhood s renter-occupied share is high, indicating a deep tenant base that can sustain absorption. These are neighborhood-level indicators, not property-specific occupancy.
Within a 3-mile radius, households have grown even as population held roughly flat in recent years, signaling smaller household sizes and a broader pool of potential renters. Forward-looking projections within the same 3-mile radius indicate additional household growth and continued downsizing, which should expand the renter pool and support occupancy over the medium term.
Ownership costs in the area trend on the higher side relative to incomes, a dynamic that tends to reinforce reliance on multifamily housing and can aid lease retention. For investors, this backdrop suggests stable demand with selective pricing power, though it also warrants attentive lease management to balance occupancy and rent levels.
Safety indicators are mixed when viewed across geographies. Relative to the Miami-Miami Beach-Kendall metro, the neighborhood s crime rank sits below the metro median among 449 neighborhoods, indicating comparatively higher crime versus many local peers. Nationally, metrics land around the mid-to-better range, suggesting conditions that are closer to average when benchmarked against neighborhoods across the country.
Trend-wise, both violent and property offense estimates improved over the past year, with notable declines that support a cautiously constructive view. These are neighborhood-level trends rather than property-specific measures and should be monitored alongside on-the-ground management practices.
Proximity to major corporate offices supports commuter convenience and broadens the renter base for workforce housing. Notable employers within a reasonable drive include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar — corporate offices (14.5 miles) — HQ
- World Fuel Services — corporate offices (16.7 miles) — HQ
- Ryder System — corporate offices (20.9 miles) — HQ
- Mosaic — corporate offices (20.9 miles)
- Johnson & Johnson — corporate offices (23.1 miles)
This mid-sized asset in Cutler Bay is supported by neighborhood fundamentals that favor renter demand: occupancy trends above the metro median, a high renter-occupied share, and household growth within a 3-mile radius that points to a larger tenant base over time. According to CRE market data from WDSuite, national benchmarking places local rents above the U.S. median, aligning with a high-cost ownership landscape that can sustain multifamily demand and lease retention when managed carefully.
Looking ahead, projections within a 3-mile radius call for growth in households and smaller average household size, which typically supports absorption and occupancy stability. Investors should also weigh practical considerations: limited immediate walkable amenities and pockets of higher crime relative to some metro peers argue for strong on-site management and targeted capital to maintain leasing velocity and resident satisfaction.
- Above-metro occupancy and deep renter base support income stability
- 3-mile household growth and downsizing expand the renter pool
- Ownership costs relative to income reinforce reliance on rentals
- Regional employers within commuting range bolster workforce demand
- Risks: limited walkable amenities and higher relative crime vs. metro medians