| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 16th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12151 SW 202nd St, Miami, FL, 33177, US |
| Region / Metro | Miami |
| Year of Construction | 1973 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12151 SW 202nd St Miami Multifamily Investment
Neighborhood occupancy is about 97% and competitive among Miami-Miami Beach-Kendall submarket peers, indicating solid renter demand, according to CRE market data from WDSuite. Metrics are measured for the neighborhood, not the property, and point to stable tenancy with scope for value-add at the asset level.
Livability signals in this Inner Suburb location tilt toward renter stability rather than amenity density. Neighborhood occupancy is high (around 97%) and ranks above the metro median (129 of 449), with an 85th percentile standing nationally, based on WDSuite’s CRE market data. The local renter-occupied share of housing units is 44.1%, suggesting a meaningful tenant base that can support leasing consistency across cycles.
Daily convenience is mixed. Retail and service densities for cafes, groceries, pharmacies, and restaurants rank near the bottom of the metro, indicating limited walkable options. In contrast, park access is a relative strength, landing in the 92nd percentile nationally—useful for resident livability and marketing to outdoor-oriented households.
For investors, the ownership landscape matters: neighborhood home values sit around the 69th percentile nationally and the value-to-income ratio is in the 91st percentile, signaling a high-cost ownership market that tends to reinforce reliance on rental housing. Rent-to-income is elevated (low national percentile), warranting attentive lease management and renewal strategies to support retention.
The average construction year in the neighborhood is 1994, while this property was built in 1973. The older vintage points to potential capital planning needs and value-add potential to stay competitive versus newer stock. Average school ratings in the area are lower (around the 15th percentile nationally), which can influence unit mix positioning and marketing but does not preclude stable adult and workforce demand.
Demographics aggregated within a 3-mile radius show a modest population dip over the last five years alongside growth in households, indicating smaller household sizes and a broader renter pool. Looking ahead to 2028, projections show notable increases in households and incomes, with contract rents also trending higher, which supports a larger tenant base and pricing power if renovations elevate the asset’s competitive set.
Safety indicators are mixed relative to the metro and national context. The neighborhood’s overall crime rank sits near the metro middle (240 of 449), and the national safety standing aligns below the median (41st percentile), according to WDSuite’s CRE market data. Importantly, property offenses show a strong year-over-year improvement, with declines in the top quartile nationally, while violent offense rates remain weaker versus national peers.
Investors typically account for these dynamics through lighting, access controls, and resident engagement. Monitoring ongoing trends is prudent given the improving property crime trajectory and the area’s mixed standing on violent crime.
Nearby corporate anchors provide steady employment drivers that support renter demand and retention, notably in homebuilding, energy logistics, transportation, and healthcare—specifically Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (13.6 miles) — HQ
- World Fuel Services — energy & fuel logistics (16.0 miles) — HQ
- Ryder System — transportation & logistics (19.9 miles) — HQ
- Johnson & Johnson — healthcare/pharma (23.0 miles)
- Mosaic — chemicals & materials (23.0 miles)
This 26-unit, 1973-vintage asset sits in a neighborhood with high occupancy and a meaningful renter-occupied share, supporting consistent leasing. Ownership costs in the area are elevated relative to incomes, which typically sustains reliance on multifamily rentals; at the same time, rent-to-income is tight, so disciplined pricing and renewal management are important. According to CRE market data from WDSuite, the neighborhood’s occupancy outperforms many metro peers, and park access is a relative strength.
Demographics aggregated within a 3-mile radius point to a larger tenant base ahead: households and incomes are projected to rise by 2028 alongside higher contract rents. Coupled with limited new-walkable retail in the immediate area, targeted renovations and amenities can sharpen competitive positioning versus newer stock.
- Occupancy strength and 44% renter-occupied housing share support demand depth and retention.
- 1973 vintage offers value-add potential; plan for systems upgrades to compete with 1990s-era neighborhood stock.
- High-cost ownership market reinforces rental housing reliance, supporting leasing stability.
- Amenity mix skews to strong parks access; on-site features can offset limited nearby retail.
- Risks: elevated rent-to-income and mixed safety metrics call for careful pricing, resident engagement, and property-level security.