| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 55th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12249 SW 14th Ln, Miami, FL, 33184, US |
| Region / Metro | Miami |
| Year of Construction | 1984 |
| Units | 47 |
| Transaction Date | 1993-09-30 |
| Transaction Price | $2,200,000 |
| Buyer | VISTA DEL LAGO WDA LLC |
| Seller | VISTA DEL LAGO #4 LLC |
12249 SW 14th Ln Miami Multifamily Investment Opportunity
Positioned in an A-rated Miami neighborhood with stable occupancy and strong renter demand drivers, this 47-unit, mid-1980s asset offers operational durability with potential value-add upside, according to WDSuite’s CRE market data.
The property sits in an A-rated neighborhood ranked 59 out of 449 in the Miami-Miami Beach-Kendall metro, placing it in the top quartile locally. Neighborhood occupancy is solid and above national norms, supporting income stability for multifamily operators. The area’s renter-occupied share is comparatively high among U.S. neighborhoods, indicating a deeper tenant base and steady leasing velocity.
Daily needs and lifestyle amenities are a relative strength. The neighborhood scores high nationally for cafes (top decile) and restaurants, and parks access is also strong. Childcare density is above average, which can support family-oriented renter demand. One practical consideration is limited pharmacy presence within the neighborhood, which may shift some errands to nearby areas.
Housing costs point to a high-cost ownership market versus incomes (value-to-income ratio near the top of national ranges). This dynamic tends to sustain reliance on multifamily housing and can reinforce pricing power when managed carefully. At the same time, rent-to-income is elevated relative to national benchmarks, so active lease management and renewal strategies are prudent to mitigate retention risk.
Within a 3-mile radius, demographics show households increasing even as total population edges lower, reflecting smaller household sizes and a shift that usually expands the renter pool. Household incomes have grown meaningfully in recent years and are projected to continue rising, which can support rent levels and occupancy, based on CRE market data from WDSuite.
Safety indicators are mixed. At the metro level, the neighborhood’s crime rank sits below the median (339 out of 449), suggesting higher incidence than many Miami-area neighborhoods. Nationally, the area trends below the median for safety, with property and violent offense rates indicating room for improvement.
Recent momentum is more encouraging: estimated property offenses declined year over year, a constructive signal for investors monitoring neighborhood trendlines. As always, underwriting should reflect submarket-level comparisons and property-specific security measures rather than block-level assumptions.
Nearby corporate offices anchor a diverse employment base that supports multifamily demand through commute convenience and professional wage profiles. Key employers within practical commuting distance include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding & corporate offices (2.1 miles) — HQ
- World Fuel Services — energy & logistics corporate offices (4.6 miles) — HQ
- Ryder System — transportation & logistics corporate offices (7.9 miles) — HQ
- Johnson & Johnson — healthcare & medtech offices (11.9 miles)
- Mosaic — agricultural products corporate offices (17.3 miles)
12249 SW 14th Ln is a 47-unit multifamily property constructed in 1984, positioned in a top-quartile Miami neighborhood with solid occupancy and strong amenity access. Local ownership costs remain elevated relative to incomes, which tends to sustain multifamily demand and supports rent durability when paired with disciplined lease management. Neighborhood renter concentration is above national norms, contributing to a deeper tenant base and steady absorption, according to CRE market data from WDSuite.
The 1984 vintage implies potential value-add through modernization and systems upgrades to compete against newer stock while managing capex exposure. Employers across homebuilding, energy, logistics, and healthcare enhance commute-driven demand, supporting retention and occupancy through cycles. Balanced underwriting should also account for affordability pressure and mixed safety readings, emphasizing operational controls and targeted renovations.
- Top-quartile Miami neighborhood with solid occupancy and strong amenity access
- High-cost ownership market supports reliance on rentals and pricing power when managed carefully
- 1984 vintage offers value-add potential via targeted interior and systems upgrades
- Proximity to diversified employers underpins commute convenience and leasing stability
- Risks: elevated rent-to-income and below-median safety require prudent lease and security strategies