| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 52nd | Good |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13830 SW 112th St, Miami, FL, 33186, US |
| Region / Metro | Miami |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 1994-06-01 |
| Transaction Price | $3,135,000 |
| Buyer | DIAZ ALEJANDRINA |
| Seller | WILLOW WALK INC |
13830 SW 112th St Miami Multifamily Investment
Neighborhood occupancy is strong and trending stable, supporting steady leasing dynamics according to WDSuite’s CRE market data. This suburban pocket of Miami offers durable renter demand relative to local incomes, which can help underpin retention.
The property sits in a Suburban neighborhood in Miami rated B, competitive among 449 Miami–Miami Beach–Kendall neighborhoods. According to CRE market data from WDSuite, neighborhood occupancy is high, signaling consistent renter demand and lower downtime risk between turns.
Local amenities are adequate for daily needs, with stronger density of cafes and a reasonable spread of grocery and dining options, though dedicated parks and pharmacies are limited within close reach. For investors, this mix supports day-to-day convenience while relying on broader corridor amenities for recreation and services.
Renter-occupied share within the immediate neighborhood is comparatively low, implying a shallower on-block tenant base. However, demographics aggregated within a 3-mile radius show roughly one-third of housing units are renter-occupied, creating a broader pool for leasing. Over the past five years, households in the 3-mile trade area increased while average household size declined, which typically expands the renter pool and supports occupancy stability.
Ownership costs in this area are elevated relative to incomes, which tends to reinforce reliance on multifamily rentals and can support pricing power and lease retention. Median rents in the surrounding area remain aligned with local incomes, suggesting manageable affordability pressure and room for disciplined rent management.
The asset’s 1988 construction is older than the neighborhood’s average vintage, pointing to potential capital planning needs and value-add or modernization angles to remain competitive against newer stock.
Safety indicators for the neighborhood are competitive among Miami–Miami Beach–Kendall neighborhoods (449 total), though they sit below the national median. According to WDSuite, both violent and property offense rates have declined year over year, an encouraging trend that investors can monitor alongside local management practices and resident retention.
In comparative terms, the area performs around the metro middle tier and below the national median percentile, with recent improvements suggesting directional momentum. Investors should underwrite standard security measures and track trend durability rather than relying on block-level assumptions.
Nearby corporate anchors expand the commuter base and support multifamily demand, with concentrations in homebuilding, energy services, logistics, and healthcare. The employers below reflect realistic commute distances that can aid leasing and retention.
- Lennar — homebuilding HQ (8.35 miles) — HQ
- World Fuel Services — energy services HQ (10.91 miles) — HQ
- Ryder System — logistics & transportation HQ (14.28 miles) — HQ
- Johnson & Johnson — healthcare offices (18.21 miles)
- Mosaic — corporate offices (21.07 miles)
This 20-unit asset benefits from stable suburban fundamentals in Miami, where neighborhood occupancy is high and the broader 3-mile trade area provides a deeper renter pool. According to CRE market data from WDSuite, local rents track with incomes, supporting measured pricing while maintaining retention. Elevated ownership costs in the area further sustain reliance on rentals, reinforcing demand across cycles.
Built in 1988, the property may require targeted capex to modernize interiors and systems, offering a clear value-add path to compete with newer stock. Household growth alongside smaller household sizes in the 3-mile radius points to ongoing demand for rental housing, which can support occupancy stability and leasing velocity over the hold period.
- High neighborhood occupancy supports steady leasing and limited downtime risk
- Broader 3-mile trade area provides a sizeable renter pool, aiding absorption and retention
- Elevated ownership costs reinforce multifamily demand and potential pricing power
- 1988 vintage creates value-add potential via targeted renovations and system upgrades
- Risks: below-national-median safety metrics and limited nearby parks warrant prudent underwriting and tenant-experience planning