| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 92nd | Best |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 SW 10th St, Miami, FL, 33130, US |
| Region / Metro | Miami |
| Year of Construction | 2009 |
| Units | 63 |
| Transaction Date | 2009-08-01 |
| Transaction Price | $10,240,000 |
| Buyer | Brickell Station Lofts, LLC |
| Seller | Royal Explorer Development, LLC |
110 SW 10th St, Miami Multifamily Investment
Located in Miami’s urban core, the property benefits from dense amenities and a sizable renter base that support leasing durability, based on CRE market data from WDSuite. Neighborhood fundamentals suggest sustained renter demand, with high-cost ownership dynamics that tend to reinforce reliance on multifamily housing.
This Urban Core location ranks competitively among 449 Miami-Miami Beach-Kendall neighborhoods for overall neighborhood quality (A+; neighborhood rank 1 of 449) and amenity access (amenity rank 2 of 449). Nationally, amenity density places in the top quartile, supported by abundant restaurants, grocery options, cafes, pharmacies, and parks—factors that can bolster resident retention.
The neighborhood’s housing stock averages 2008 construction (rank 44 of 449). Built in 2009, the asset is slightly newer than local norms, which can be advantageous versus older comparables, while investors should still plan for routine modernization and system updates over the hold.
Renter concentration is meaningful at the neighborhood level (share of housing units that are renter-occupied ranks 80 of 449, above most metro peers), indicating depth in the tenant base for multifamily. Within a 3-mile radius, recent and projected growth in population and households—alongside smaller average household sizes—points to a larger pool of one- and two-person households, supporting demand for well-located apartments.
At the neighborhood level, elevated home values and strong incomes reflect a high-cost ownership market that can sustain rental demand and pricing power where quality and operations are competitive. Occupancy has improved over the past five years but remains below metro leaders (occupancy rank 417 of 449), implying continued competition from new deliveries; disciplined leasing and amenity differentiation remain important.
Relative to the metro, the neighborhood ranks 375 out of 449 Miami-Miami Beach-Kendall neighborhoods on crime, placing below the national median for safety. Recent trend data shows property crime declining year over year, a constructive signal to monitor alongside broader urban-core activity.
Investors should underwrite appropriate security, lighting, and onsite management practices, track multi-year trendlines, and benchmark performance to similarly dense urban districts across the region.
Proximity to major corporate offices supports commuter convenience and neighborhood-level renter demand. Notable nearby employers include Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System.
- Mosaic — corporate offices (5.6 miles)
- World Fuel Services — corporate offices (10.4 miles) — HQ
- Lennar — corporate offices (10.9 miles) — HQ
- Johnson & Johnson — corporate offices (11.5 miles)
- Ryder System — corporate offices (13.8 miles) — HQ
110 SW 10th St is a 63-unit multifamily asset built in 2009 with comparatively large average unit sizes. The property sits in an A+ Urban Core neighborhood that ranks among the most competitive sub-areas in the Miami-Miami Beach-Kendall metro for amenity access, supporting retention and day-to-day convenience. According to CRE market data from WDSuite, renter concentration at the neighborhood level is high, while a 3-mile radius shows recent and projected gains in population and households and smaller household sizes—factors that typically expand the renter pool and help stabilize occupancy for well-located assets.
Elevated neighborhood home values point to a high-cost ownership landscape that can sustain multifamily demand and pricing power when quality and operations are competitive. While occupancy has improved over the past five years, it remains below metro leaders—signaling the need for disciplined leasing, active management, and attention to amenity positioning. Given the 2009 vintage, investors should plan for targeted modernization to maintain competitive standing against newer deliveries.
- Urban-core location with top-tier amenity access supporting renter appeal and retention
- High neighborhood renter-occupied share and 3-mile household growth expand the tenant base
- Elevated ownership costs reinforce reliance on multifamily housing, aiding pricing power
- 2009 vintage with larger average unit sizes; plan for selective modernization to stay competitive
- Risk: Neighborhood occupancy trails metro leaders; lease-up and renewal strategy remain critical