| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 33rd | Fair |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 128 SW 14th Ave, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 2004 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | $535,000 |
| Buyer | VILLAS AL LAGO DEV CORP |
| Seller | 1430 REALTY CORP C |
128 SW 14th Ave Miami Multifamily Investment Opportunity
Positioned in Miami s urban core with a deep renter base and steady neighborhood occupancy, this asset benefits from durable demand drivers, according to WDSuite s CRE market data. Expect consistent leasing fundamentals supported by proximity to jobs and everyday amenities.
Located in Miami s Urban Core and rated B+, the neighborhood ranks 147 out of 449 metro neighborhoods competitive among Miami Miami Beach Kendall submarkets. Everyday convenience is a clear strength: restaurants, groceries, pharmacies, childcare, and cafes all benchmark in the high national percentiles, supporting resident retention and leasing velocity.
The property s 2004 vintage is newer than the neighborhood s average construction year (1963). For investors, that generally translates to stronger competitive positioning versus older local stock, while still planning for mid-life systems updates or selective renovations to refresh finishes and bolster rent positioning.
Neighborhood occupancy is stable, and the share of renter-occupied housing is high (reflecting a deep tenant base). Within a 3-mile radius, demographics indicate modest population growth over the past five years and a notable increase in households, with forecasts pointing to further household expansion and smaller average household sizes. That combination typically expands the renter pool and supports occupancy stability. Home values sit in a higher-cost ownership context relative to local incomes, reinforcing reliance on multifamily rentals; investors should monitor rent-to-income levels as part of lease management and renewal strategy grounded in multifamily property research from WDSuite.
Amenity access is a differentiator: restaurant density ranks near the top nationally, with groceries, pharmacies, childcare, and cafes also testing well above national medians. Limited park presence locally may require compensating with on-site or nearby private amenities to support resident satisfaction.
Safety indicators trend below national averages for comparable urban neighborhoods, and the area ranks in the lower tier within the Miami Miami Beach Kendall metro (343 out of 449). That said, recent year-over-year movement shows estimated declines in both property and violent offenses, suggesting gradual improvement. Investors should underwrite with prudent assumptions, emphasize lighting/access controls, and track submarket trendlines rather than block-level anecdotes.
The area draws from a diversified employment base that supports workforce and professional renter demand, including Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System. Proximity to these corporate offices can aid leasing stability and retention for residents with short commutes.
- Mosaic industrial & materials offices (6.5 miles)
- World Fuel Services energy & logistics (8.9 miles) HQ
- Lennar homebuilding (9.5 miles) HQ
- Johnson & Johnson healthcare & pharma offices (10.3 miles)
- Ryder System transportation & logistics (12.4 miles) HQ
This 21-unit asset at 128 SW 14th Ave benefits from a renter-centric neighborhood where occupancy has held steady and amenity access is among the market s relative strengths. The 2004 construction provides a competitive edge versus older area stock, with potential to capture value through targeted interior updates and common-area improvements. According to commercial real estate analysis from WDSuite, the surrounding 3-mile radius shows household growth and a forecasted expansion of the renter pool, which can support leasing durability.
Balanced underwriting should account for elevated rent-to-income ratios and a safety profile that trails metro leaders, offset by strong access to jobs, services, and a high-cost ownership landscape that sustains rental reliance. Execution focus: asset preservation, renovation scope matched to tenant profiles, and disciplined lease management to maintain occupancy and retention.
- Newer 2004 vintage versus local stock supports competitive positioning with selective value-add upside
- High renter concentration and steady neighborhood occupancy underpin demand depth
- Strong amenity access (dining, groceries, pharmacies, childcare, cafes) aids retention and leasing
- Proximity to diversified employers supports tenant base and commute convenience
- Risks: elevated rent-to-income ratios, below-metro safety ranking, and limited park access