| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 42nd | Fair |
| Amenities | 21st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14340 SW 260th St, Homestead, FL, 33032, US |
| Region / Metro | Homestead |
| Year of Construction | 2012 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14340 SW 260th St, Homestead FL Multifamily Investment
2012-vintage, mid-sized asset in a suburban Miami-Dade neighborhood where neighborhood occupancy trends are steady and renter demand is supported by household growth within a 3-mile radius, according to WDSuite’s CRE market data. Newer construction relative to local stock positions the property competitively versus older assets.
Located in Homestead within the Miami-Miami Beach-Kendall metro, the property sits in a suburban neighborhood rated C+ where neighborhood occupancy is in the mid-60th percentile nationally, signaling generally stable leasing conditions rather than late-cycle softness. Relative to local stock (average year built 2002), a 2012 delivery offers a competitive edge on finishes and systems, though investors should plan for mid-life replacements over the hold period.
Amenities are mixed: restaurants per square mile trend around the upper-middle range nationally, and grocery access is moderate, while cafes, parks, and pharmacies are thin within the immediate neighborhood. This pattern favors daily needs and family-oriented demand but suggests residents rely on broader submarket offerings for lifestyle amenities. These dynamics can still support retention when paired with convenient commutes and on-site community features.
Tenure signals point to a balanced renter base: the neighborhood s share of renter-occupied housing is materially present rather than dominant, indicating multifamily demand without excessive exposure to transient turnover. Within a 3-mile radius, the past five years show notable population growth and a larger increase in households, expanding the prospective renter pool; forecasts to 2028 indicate continued growth alongside smaller average household sizes, which typically supports sustained absorption for apartments.
Ownership costs nearby are elevated for the region (home values rank high nationally), which tends to reinforce reliance on rental options and can support pricing power. At the same time, rent-to-income levels benchmark favorably, suggesting manageable affordability pressure that can aid lease retention and reduce concessions risk in typical market conditions.
Neighborhood safety indicators trend below national averages, with crime metrics ranking in the weaker tiers compared with other Miami-Miami Beach-Kendall neighborhoods (449 total). National percentiles for both violent and property offenses are low, indicating a need for attentive asset management and resident experience strategies.
On the positive side, recent data show a modest year-over-year decrease in property offenses, which investors can monitor for durability. Given the submarket context, prudent measures such as lighting, access control, and partnerships with local community resources may help support tenant retention.
Proximity to major Miami-Dade employers underpins a broad commuter tenant base, with access to headquarters and corporate offices that can support leasing stability. The nearest employment drivers include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar corporate offices (17.6 miles) HQ
- World Fuel Services corporate offices (20.2 miles) HQ
- Ryder System corporate offices (23.8 miles) HQ
- Johnson & Johnson corporate offices (27.3 miles)
- Mosaic corporate offices (27.3 miles)
This 80-unit, 2012-built community offers a newer-vintage alternative in a suburban Miami-Dade neighborhood where occupancy has been steady and renter demand is supported by growth in households within a 3-mile radius. Elevated home values in the area tend to sustain reliance on rentals, while rent-to-income levels benchmark favorably for retention and day-one affordability management. Based on CRE market data from WDSuite, the asset 19s relative youth versus local stock can translate into competitive positioning, with a reasonable plan for mid-life capital items.
Forward-looking demographics point to continued renter pool expansion and income gains, which, paired with moderate amenity access and proximity to large employers, support a durable leasing thesis. Key risks include local safety metrics that trail national norms and thinner immediate lifestyle amenities, both manageable with focused operations and resident programming.
- 2012 construction offers competitive positioning versus older neighborhood stock with manageable mid-life capex planning.
- Household and population growth within 3 miles expands the tenant base and supports occupancy stability.
- Elevated ownership costs reinforce rental demand, while rents benchmark well to incomes for retention.
- Access to multiple Miami-Dade corporate employers supports leasing depth across commute-friendly renters.
- Risk: neighborhood safety ranks below national averages; active on-site management and security can help mitigate.