| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 70th | Best |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1986 Biarritz Dr, Miami Beach, FL, 33141, US |
| Region / Metro | Miami Beach |
| Year of Construction | 1976 |
| Units | 27 |
| Transaction Date | 2025-06-02 |
| Transaction Price | $6,100,000 |
| Buyer | FLM APARTMENTS LLC |
| Seller | AVENUE 4 EQUITY PARTNERS LLC |
1986 Biarritz Dr Miami Beach 27-Unit Multifamily Investment
Neighborhood data points to durable renter demand and steady occupancy in this Miami Beach pocket, according to WDSuite’s CRE market data. All occupancy and rent metrics referenced below describe the surrounding neighborhood, not the property.
Situated in Miami Beach’s Urban Core, the neighborhood ranks 79 out of 449 within the Miami–Miami Beach–Kendall metro, placing it in the top quartile among 449 metro neighborhoods. For investors, that translates into competitive location fundamentals and sustained renter interest relative to many nearby areas.
Daily needs are well-served: neighborhood amenity access is competitive among Miami–Miami Beach–Kendall neighborhoods (rank 153 of 449), with stronger-than-average proximity to grocery stores, parks, and pharmacies by national standards. Dining and cafe density inside the neighborhood itself appears limited, so residents may rely on nearby corridors for restaurants and coffee options.
The neighborhood’s housing stock skews older (average construction year 1961). The subject property, built in 1976, is newer than much of the local inventory, which can support leasing competitiveness while still warranting capital planning for systems modernization or value-add renovations typical for this vintage.
Renter-occupied housing concentration in the neighborhood is elevated (around 60%), indicating a deep tenant base for multifamily. Neighborhood occupancy has improved over the past five years and remains solid, supporting income stability for professionally managed assets. Within a 3-mile radius, demographic data show recent population softness but a projected rebound and household expansion over the next five years, implying a larger tenant base and potential support for occupancy and lease-up. Elevated home values in the neighborhood (high-cost ownership market) reinforce reliance on multifamily rentals and can aid pricing power, while a reasonable rent-to-income profile helps moderate affordability pressure for retention.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area sits below national safety norms (around the 37th percentile). Within the Miami–Miami Beach–Kendall metro, the neighborhood’s crime position is below the metro median (ranked 314 out of 449 neighborhoods). That said, according to WDSuite’s CRE market data, both property and violent offense rates have declined year over year (approximately −15.9% and −20.0%, respectively), signaling improving conditions to monitor over time.
Investors should underwrite with conservative assumptions, incorporate appropriate security measures consistent with comparable assets, and track the trend to verify that the recent improvements persist.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for workforce and professional tenants, including Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic — corporate offices (2.97 miles)
- Johnson & Johnson — corporate offices (10.35 miles)
- World Fuel Services — corporate offices (13.56 miles) — HQ
- Lennar — corporate offices (15.11 miles) — HQ
- Ryder System — corporate offices (15.22 miles) — HQ
1986 Biarritz Dr offers 27 units in a Miami Beach neighborhood that performs competitively within the metro and shows resilient renter demand. Neighborhood occupancy remains solid and has trended higher in recent years, while elevated local home values point to a high-cost ownership market that helps sustain multifamily demand. Based on CRE market data from WDSuite, the surrounding area’s renter concentration and improving offense trends support income durability assumptions, with the property’s 1976 vintage presenting practical value-add and systems modernization pathways.
Within a 3-mile radius, forecasts indicate population growth and a notable increase in households, expanding the renter pool and supporting occupancy stability over a multi-year hold. Investors should weigh these demand drivers against localized safety considerations and the capital planning typical for mid-1970s construction.
- Competitive Urban Core location with top-quartile neighborhood standing in the metro
- Solid neighborhood occupancy momentum and high-cost ownership context support rental demand
- 1976 vintage allows targeted value-add and systems upgrades to enhance leasing competitiveness
- 3-mile forecasts point to population and household growth, expanding the tenant base
- Risks: below-average safety metrics (improving), limited dining density in-neighborhood, and capex needs for mid-70s construction