| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 42nd | Fair |
| Amenities | 21st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26005 SW 144th Ave, Homestead, FL, 33032, US |
| Region / Metro | Homestead |
| Year of Construction | 2011 |
| Units | 30 |
| Transaction Date | 2010-10-15 |
| Transaction Price | $2,060,000 |
| Buyer | WOODSIDE OAKS LTD |
| Seller | COUNTRY VIEW LLC |
26005 SW 144th Ave Homestead Multifamily Opportunity
Neighborhood occupancy trends are steady and renter demand is supported by a meaningful renter-occupied share, according to WDSuite’s CRE market data. For investors, this points to durable leasing with room to compete on quality rather than concessions in this suburban Miami-Dade location.
This suburban Miami-Dade location offers a balanced renter base and steady occupancy. Neighborhood occupancy is in the mid-90s, and the renter-occupied share of housing units indicates a reliable tenant pool for multifamily, per WDSuite. Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, which supports a larger tenant base and helps underpin occupancy stability.
Housing fundamentals are comparatively strong: the neighborhood’s housing performance sits in the top quartile nationally, while the broader amenity mix is thinner than the metro median. Restaurants are reasonably accessible compared with national norms, and grocery access is moderate, though parks, pharmacies, and cafes are limited nearby. For underwriting, this suggests demand is driven more by household formation and commute convenience than by lifestyle amenities.
The property’s 2011 construction is newer than the neighborhood’s average vintage (early 2000s), providing a competitive position versus older stock. Investors can emphasize modern finishes and operational efficiency; however, standard capital planning for systems and common areas remains prudent as the asset seasons.
Within a 3-mile radius, recent population growth and a forecasted increase in households point to renter pool expansion and support rent rolls. At the same time, smaller average household sizes are expected over the next several years, which can sustain demand for multifamily units. Elevated home values relative to incomes in the neighborhood tend to reinforce renter reliance on multifamily housing, aiding lease retention and pricing power when product quality is maintained.
Relative to other neighborhoods in the Miami-Miami Beach-Kendall metro, this area trends below the metro average for safety, ranking near the bottom among 449 neighborhoods. Nationally, it falls in a lower safety percentile, indicating comparatively higher reported crime levels than many U.S. neighborhoods. Investors typically account for this with enhanced property management practices such as lighting, access control, and coordinated community engagement.
Property offenses show a modest recent improvement, according to WDSuite’s data, while violent offense measures remain elevated. From an underwriting perspective, conservative assumptions on security-related operating expenses and marketing/renewal strategies are advisable to support retention and stabilize tenancy over the hold period.
Nearby corporate anchors across housing, energy, logistics, and life sciences provide a broad employment base that supports renter demand and commute convenience for workforce households. The list below highlights key employers within driving distance that can influence leasing stability.
- Lennar — homebuilding HQ (17.6 miles) — HQ
- World Fuel Services — energy & logistics (20.1 miles) — HQ
- Ryder System — transportation & logistics (23.8 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (27.3 miles)
- Mosaic — industrial & corporate offices (27.3 miles)
This 30-unit asset benefits from steady neighborhood occupancy and a growing renter base. Within a 3-mile radius, population and household growth trends point to a larger tenant pool and support for stable leasing. Elevated home values in the neighborhood relative to incomes help sustain reliance on rental housing, aiding renewal probability and reducing price sensitivity when product quality is competitive. According to CRE market data from WDSuite, neighborhood occupancy remains healthy versus national benchmarks, supporting an underwriting stance focused on operations and resident experience rather than heavy concessions.
Built in 2011, the property is newer than the local average vintage and can compete effectively against older stock; investors should still plan for ongoing system maintenance and selective modernization to preserve rent positioning. Amenity depth in the immediate area is lighter than the metro median, so value delivery should emphasize unit quality, management, and commute access to nearby employment nodes.
- Steady neighborhood occupancy and renter pool growth support leasing stability.
- 2011 construction offers competitive positioning versus older submarket stock.
- Elevated ownership costs locally reinforce demand depth for quality rentals.
- Proximity to regional employers underpins workforce housing demand and retention.
- Risks: below-metro-average safety and thinner amenity mix require strong property management and resident services.