| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 61st | Best |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10911 SW 112th Ave, Miami, FL, 33176, US |
| Region / Metro | Miami |
| Year of Construction | 1982 |
| Units | 110 |
| Transaction Date | 2019-11-14 |
| Transaction Price | $36,500,000 |
| Buyer | FEDERATION GARDENS PRESERVATION LP |
| Seller | JEWISH FEDERATION HOUSING II INC |
10911 SW 112th Ave, Miami FL Multifamily Investment
The neighborhood posts roughly 95% occupancy and a 62% renter-occupied share, supporting steady tenant demand according to WDSuite’s CRE market data. Positioning in Miami’s inner suburbs offers durable leasing fundamentals with room for operational optimization.
Located in Miami’s Inner Suburb, the neighborhood carries a B+ rating and ranks 119 out of 449 metro neighborhoods, which is competitive among Miami-Miami Beach-Kendall areas. That standing reflects balanced livability with investor-relevant strengths in renter demand and everyday convenience.
Amenities are a relative bright spot: cafes and restaurants index well above national norms (near the upper quartile nationally), and grocery and pharmacy access score solidly, while parks and dedicated childcare options are thinner within immediate neighborhood boundaries. This mix supports daily needs and resident retention, though limited park space may temper outdoor amenity appeal.
Multifamily dynamics are constructive. Neighborhood occupancy is 94.7% and the renter-occupied share is 62%—a high renter concentration (95th percentile nationally) that signals depth of the tenant base and supports leasing stability. Median contract rents in the neighborhood trend above national levels, and within a 3-mile radius, rents have risen and are projected to continue increasing through the forecast period, reinforcing revenue potential and pricing power with disciplined lease management.
Within a 3-mile radius, recent years show modest population growth with an increase in households and a slight reduction in average household size—factors that typically expand the renter pool and support occupancy stability. Income growth has been strong on both mean and median measures, which tends to enhance rent collections and upgrade potential, while still requiring attention to unit-level affordability to manage retention.
Ownership costs in the neighborhood remain elevated relative to local incomes (higher value-to-income ratio by national comparison), which tends to sustain reliance on rental housing and reduce move-outs to ownership. At the same time, the rent-to-income ratio sits on the higher side versus national benchmarks, so thoughtful lease management and amenity-value alignment remain important for renewals.
Vintage context: the property’s 1982 construction is somewhat newer than the neighborhood’s average 1970s housing stock. This positioning can be competitive versus older assets, while planning for targeted system modernization or value-add upgrades can help capture premium rents and mitigate future capital needs.
Safety indicators are mixed in context. The neighborhood’s crime rank is 316 out of 449 within the Miami-Miami Beach-Kendall metro, placing it above the metro median but below national norms for safety (around the 37th percentile nationally). For investors, that suggests comparative stability versus many local subareas but a need for standard property-level security practices to support leasing.
Recent directionality is constructive: both violent and property offense rates have moved down year over year in the neighborhood, indicating gradual improvement. Use trend monitoring and on-site measures (lighting, access controls, resident engagement) to maintain retention and support rent objectives.
Proximity to regional corporate offices underpins a diverse white-collar employment base and supports renter demand through commute convenience. Major nearby employers include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding corporate offices (7.5 miles) — HQ
- World Fuel Services — energy & logistics corporate offices (10.0 miles) — HQ
- Ryder System — transportation & logistics corporate offices (13.9 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (17.0 miles)
- Mosaic — fertilizer & industrial products corporate offices (18.5 miles)
This 110-unit multifamily property combines a high-renter neighborhood profile with solid occupancy, supportive amenity access, and proximity to major employment nodes—factors that favor consistent leasing and pricing power. The 1982 vintage is somewhat newer than nearby 1970s stock, creating a platform for targeted value-add to enhance competitiveness and returns while managing longer-term system updates. According to CRE market data from WDSuite, the neighborhood ranks competitively within the Miami-Miami Beach-Kendall metro and shows rent levels above national benchmarks, with 3-mile fundamentals pointing to continued renter pool expansion and income growth.
Key watchpoints include neighborhood safety that trails national averages and rent-to-income pressures that call for disciplined lease management. Balanced against those considerations, ownership costs remain comparatively high relative to incomes, which tends to reinforce multifamily demand and lease retention.
- Competitive neighborhood rank and inner-suburb location support durable demand
- High renter concentration and mid-90s occupancy bolster leasing stability
- 1982 vintage offers value-add and modernization upside versus older nearby stock
- Strong employer access within 20 miles enhances commute convenience and retention
- Risks: safety below national averages and affordability pressure require active management