| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 35th | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21354 SW 112th Ave, Cutler Bay, FL, 33189, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21354 SW 112th Ave Cutler Bay Multifamily Investment
Positioned in an inner-suburban pocket of Miami-Dade, the asset benefits from steady neighborhood renter demand and access to daily needs; according to WDSuite’s CRE market data, local fundamentals support consistent leasing dynamics relative to broader South Florida.
The property sits in a B-rated Inner Suburb of the Miami–Miami Beach–Kendall metro, competitive among Miami–Miami Beach–Kendall neighborhoods (ranked 176 of 449). Daily conveniences are close by, with grocery and pharmacy access in the higher end of local supply (both around the 80th–90th national percentiles), while parks are similarly well-represented. Caf e9 density is limited, which may temper some lifestyle appeal but does not typically deter core renter demand in workforce-oriented areas.
Neighborhood occupancy is measured at 91.4%, indicating generally stable leasing conditions without the tightness seen in prime urban submarkets. Renter concentration is 55.1% of housing units being renter-occupied, which points to a deep tenant base and supports renewal velocity and lease-up consistency for multifamily product.
Schools in the area score well, with the neighborhood s average school rating near the top quartile nationally and among the highest ranks in the metro (12 of 449), which can help with retention for households prioritizing K–12 options. Housing metrics show elevated ownership costs relative to incomes (high national percentile for value-to-income), a factor that typically sustains demand for rental units and supports pricing discipline.
Within a 3-mile radius, demographics indicate recent population growth and a larger household base over the last five years, with forecasts through 2028 pointing to additional population and household expansion alongside modest declines in average household size. This pattern generally increases the pool of renters and supports occupancy stability; based on WDSuite s multifamily property research, these trends align with sustained renter interest in well-managed, midscale assets.
Safety outcomes are mixed and should be underwritten thoughtfully. Relative to neighborhoods nationwide, the area sits below average on safety measures (low national percentiles), and within the Miami metro it ranks in the lower tier (crime ranks in the 400s out of 449 neighborhoods). That said, recent year-over-year trends show modest declines in both property and violent offenses, which is directionally positive. Investors should weigh these dynamics against leasing strength and consider measures that reinforce resident security and retention.
Commuter access connects residents to a diverse employment base anchored by homebuilding, energy, logistics, chemicals, and healthcare offices. Nearby employers that support renter demand and retention include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar homebuilding (14.2 miles) HQ
- World Fuel Services energy & logistics (16.7 miles) HQ
- Ryder System transport & logistics (20.6 miles) HQ
- Mosaic chemicals (23.0 miles)
- Johnson & Johnson healthcare & consumer products (23.6 miles)
Built in 1995, the asset is slightly newer than the neighborhood s average vintage, offering competitive positioning versus older stock while still warranting periodic system upgrades or cosmetic refreshes to sustain rentability. Neighborhood-level metrics show a renter-occupied share near 55%, supporting a broad tenant base and steady leasing, while home values relative to incomes remain elevated, which tends to reinforce reliance on multifamily housing.
Within a 3-mile radius, recent population growth and a notable increase in households create a larger renter pool, with forecasts through 2028 indicating further expansion and slightly smaller household sizes factors that typically support occupancy stability and renewal rates. According to CRE market data from WDSuite, local accessibility to daily-needs retail and strong school ratings complement these demand drivers, positioning a well-managed, midscale property to compete effectively in this inner-suburban location.
- Renter-occupied share around 55% signals depth of tenant base and demand stability.
- 1995 vintage offers competitive footing versus older stock with targeted modernization upside.
- 3-mile population and household growth expands the renter pool, supporting occupancy and renewals.
- Elevated ownership costs versus incomes support sustained multifamily demand and pricing discipline.
- Risk: Safety ranks below metro and national averages; underwriting should include security and retention strategies.