| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 55th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12245 SW 18th Ter, Miami, FL, 33175, US |
| Region / Metro | Miami |
| Year of Construction | 1991 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12245 SW 18th Ter Miami Multifamily Positioning
Neighborhood occupancy trends sit in the low-90s, supporting steady renter demand according to WDSuite’s CRE market data. Investor focus here centers on durable demand drivers and relative affordability versus ownership in this Miami submarket.
The property sits in an Urban Core neighborhood rated A and ranked 59 out of 449 within the Miami-Miami Beach-Kendall metro—placing it in the top quartile among metro neighborhoods. For investors, that positioning reflects balanced fundamentals, including stable renter activity and a well-rounded amenity mix that supports leasing.
Amenity access is a local strength: cafes rank in the 97th percentile nationally, restaurants in the upper 80s, parks in the low 90s, and grocery options near the 80th percentile. Average school ratings test above national midline. These factors typically enhance day-to-day livability and can aid retention and leasing velocity.
At the neighborhood level, the share of housing units that are renter-occupied is 41.1%, indicating a meaningful renter concentration and depth of tenant base. Neighborhood occupancy is 93.6%, a level that generally supports revenue stability through cycles. Median contract rents and home values benchmark above national averages, while the value-to-income ratio sits in a very high national percentile, signaling a high-cost ownership market that tends to reinforce reliance on multifamily rentals.
Within a 3-mile radius, recent demographic patterns show a modest population contraction alongside a notable increase in households and smaller average household sizes. This points to a broader renter pool even as total population eases, with rising household incomes providing support for rent levels and potential pricing power. The neighborhood’s average construction vintage trends older (early 1980s) than this asset’s 1991 build, suggesting relative competitiveness versus nearby 1980s stock while leaving room for targeted modernization to enhance performance.
Safety indicators for the neighborhood track below national midline, with rankings that place it below the metro average compared with other Miami-area neighborhoods (449 total). While current levels warrant prudent asset management and resident-experience measures, recent data show property crime rates improving year over year, which is a constructive directional trend.
For investors, the takeaway is to underwrite with conservative assumptions and emphasize on-site security and lighting, while noting that trend improvements can support retention and marketing over time relative to other urban-core options.
Proximity to regional corporate offices supports a diverse employment base and commute convenience for renters. Nearby anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — corporate offices (2.2 miles) — HQ
- World Fuel Services — corporate offices (4.7 miles) — HQ
- Ryder System — corporate offices (8.1 miles) — HQ
- Johnson & Johnson — corporate offices (12.0 miles)
- Mosaic — corporate offices (17.3 miles)
Built in 1991, the asset is somewhat newer than the neighborhood’s early-1980s average, offering a competitive position versus older local stock while leaving room for value-add through targeted system upgrades and common-area refreshes. According to CRE market data from WDSuite, neighborhood occupancy sits in the low-90s and the renter-occupied share is meaningful, pointing to a stable tenant base. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market, which typically sustains multifamily demand and supports lease retention.
Within a 3-mile radius, households have increased and average household size has declined, implying a broader renter pool even as population edges down. Rising incomes add support for rent growth potential, though investors should balance that with rent-to-income pressure and neighborhood safety rankings that are below the metro average.
- 1991 vintage offers relative competitiveness versus 1980s stock, with targeted modernization upside
- Neighborhood occupancy in the low-90s supports income stability and leasing continuity
- High-cost ownership market reinforces reliance on rentals, aiding retention and pricing power
- 3-mile household growth and smaller household sizes point to a broader tenant base
- Risks: rent-to-income pressure and below-average safety rankings warrant conservative underwriting