| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 42nd | Fair |
| Amenities | 21st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26205 SW 144th Ave, Homestead, FL, 33032, US |
| Region / Metro | Homestead |
| Year of Construction | 2011 |
| Units | 33 |
| Transaction Date | 2010-10-15 |
| Transaction Price | $2,060,000 |
| Buyer | WOODSIDE OAKS LTD |
| Seller | COUNTRY VIEW LLC |
26205 SW 144th Ave Homestead Multifamily Investment
Positioned in a high-cost ownership area with steady neighborhood occupancy, this 2011 asset offers durable renter demand and competitive positioning, according to WDSuite’s CRE market data. Neighborhood occupancy metrics reference the surrounding area, not the property itself.
The property sits in a suburban pocket of Homestead with solid rent fundamentals and a high-cost ownership backdrop. Neighborhood median home values rank in the upper tier nationally, which tends to reinforce reliance on multifamily rentals and supports lease retention and pricing discipline for well-run assets. Median contract rents trend above many national peers, while rent-to-income levels indicate manageable affordability pressure that can aid renewal stability.
Local livability skews car-oriented. Amenity density ranks below the metro median among 449 Miami-area neighborhoods, with limited parks, pharmacies, and cafes in the immediate blocks; restaurants and grocery access perform closer to metro norms. Investors should underwrite convenience via drive-to retail corridors rather than walkable nodes.
On occupancy, the neighborhood reads above many national areas, with stability indicative of consistent renter demand; again, these figures reflect the neighborhood rather than the property. Within a 3-mile radius, a sizable share of housing units are renter-occupied, providing depth to the tenant base and supporting day-to-day leasing performance for multifamily operators.
Demographics within a 3-mile radius point to a growing renter pool: recent population and household gains have been meaningful, with forecasts calling for continued household growth alongside smaller average household sizes. Rising median incomes in the area support rent collections and reduce concession risk relative to lower-income submarkets, while still leaving room for value-oriented positioning versus costlier Miami urban cores.
Vintage matters: built in 2011, the property is newer than the neighborhood’s average construction year (2002). That relative youth enhances competitiveness versus older local stock, though investors should still plan for mid-life system updates and selective modernization to sustain rent premiums over time.
Safety indicators for the neighborhood trail many Miami-area peers and rank below national percentiles, signaling elevated crime exposure relative to stronger submarkets. Recent trends are mixed: property-related offenses show modest year-over-year improvement, while violent offenses have increased. Investors typically respond with operating playbooks focused on lighting, access control, and resident screening, and should reflect these dynamics in underwriting, security planning, and insurance assumptions.
Regional employment anchors within commuting range help sustain renter demand, led by headquarters and major corporate offices tied to homebuilding, energy, logistics, and diversified healthcare. This employer base supports workforce housing fundamentals and retention for residents with south Miami-Dade commute patterns.
- Lennar — homebuilding HQ (17.7 miles) — HQ
- World Fuel Services — energy & logistics HQ (20.2 miles) — HQ
- Ryder System — transportation & logistics HQ (23.9 miles) — HQ
- Johnson & Johnson — healthcare offices (27.4 miles)
- Mosaic — corporate offices (27.4 miles)
This 2011-built, boutique-scale asset in Homestead benefits from a high-cost ownership market and neighborhood occupancy that trends solid for the metro, supporting day-to-day leasing stability. According to CRE market data from WDSuite, surrounding home values sit well above national norms, which generally sustains reliance on rental housing and can bolster pricing power for well-maintained properties. Within a 3-mile radius, ongoing population and household growth—paired with shrinking household sizes—points to a larger tenant base over time.
Being newer than the neighborhood’s average vintage (2002) provides competitive positioning versus older stock, though prudent capital planning for mid-life systems and selective upgrades will help preserve premiums. Underwriting should account for car-oriented living and below-median amenity density, along with safety metrics that trail stronger Miami submarkets, balanced by commute access to multiple Miami-Dade employers and a renter pool with rising incomes.
- High-cost ownership market reinforces rental demand and supports retention
- 2011 vintage offers competitive edge versus older neighborhood stock
- 3-mile population and household growth expand the tenant base
- Commute access to multiple Miami-Dade corporate employers supports leasing
- Risks: below-median walkability and safety metrics require thoughtful operations and underwriting