| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 60th | Good |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13911 SW 122nd Ave, Miami, FL, 33186, US |
| Region / Metro | Miami |
| Year of Construction | 1999 |
| Units | 24 |
| Transaction Date | 2005-03-02 |
| Transaction Price | $180,000 |
| Buyer | CARDENAS JOSE A |
| Seller | D C C II LLC |
13911 SW 122nd Ave Miami Multifamily Opportunity
Neighborhood occupancy remains firm and competitive for Miami Miami Beach Kendall, supporting stable renter demand according to WDSuite 9s CRE market data; note that occupancy figures reference the surrounding neighborhood, not the property.
Located in an inner suburban pocket of Miami, the neighborhood carries a C+ rating and shows solid housing fundamentals for multifamily investors. Neighborhood occupancy is 96.2%, which is competitive among Miami Miami Beach Kendall neighborhoods (ranked in the stronger 40% locally) and lands in the top quartile nationally a constructive backdrop for revenue stability. The surrounding housing stock skews owner-occupied, but within a 3-mile radius about 27% of housing units are renter-occupied, indicating a meaningful tenant base for smaller assets.
Livability leans residential. The immediate area is light on cafes, restaurants, parks, and pharmacies by metro standards, while grocery access is comparatively better and aligns near the higher end nationally. Average school ratings in the neighborhood sit above national medians and rank within the top quartile across the 449 metro neighborhoods, which can support family-oriented renter retention. These dynamics suggest day-to-day convenience is adequate even if lifestyle amenities are limited nearby.
Demand signals from the 3-mile radius point to a stable-to-improving renter pool. Households increased over the past five years and are projected to expand further, while average household size is trending smaller a pattern that can translate into more households seeking rental options and support occupancy. Median home values in the neighborhood rank in the upper decile nationally, and ownership costs are high relative to incomes; in practice this sustains reliance on rental housing and can bolster pricing power while requiring attentive lease management.
Rents in the 3-mile radius have risen in recent years and are forecast to continue growing, per WDSuite 9s commercial real estate analysis, providing a supportive backdrop for NOI growth if operators maintain service levels and competitive positioning. Taken together, location fundamentals favor steady absorption and retention, with amenity-light tradeoffs to underwrite.
Neighborhood safety trends are mixed and should be monitored. Relative to the 449 neighborhoods in the Miami Miami Beach Kendall metro, crime sits around the metro median, while the area rates below the national median for safety overall. Property offenses show a notable year-over-year improvement, placing the neighborhood in a stronger cohort nationally for this metric. Violent offense measures, however, trend weaker versus national comparisons. These figures describe neighborhood-level conditions rather than the property and are best considered directionally for underwriting and operations planning.
Proximity to major corporate offices supports commuter convenience and a diversified renter base, with nearby roles spanning homebuilding, energy logistics, transportation, and healthcare. The following employers anchor regional jobs within practical driving distance:
- Lennar homebuilding HQ (9.5 miles) HQ
- World Fuel Services energy logistics HQ (12.0 miles) HQ
- Ryder System transportation & logistics (15.8 miles) HQ
- Johnson & Johnson healthcare offices (19.1 miles)
- Mosaic corporate offices (20.4 miles)
This Miami inner-suburban location offers occupancy stability and a durable renter base. Neighborhood occupancy performs competitively within the Miami Miami Beach Kendall metro and sits in the top quartile nationally, suggesting support for consistent collections and fewer lease gaps. Within a 3-mile radius, households have grown and are projected to expand further even as average household size declines, a combination that typically enlarges the renter pool and supports steady absorption. Elevated neighborhood home values versus national benchmarks reinforce sustained rental demand as many households remain in the multifamily market.
Rents within the 3-mile radius have moved higher and are expected to continue rising, and according to CRE market data from WDSuite, local ownership costs remain high relative to incomes, which can aid pricing power if operators manage affordability pressure. The tradeoffs to underwrite are amenity-light surroundings and safety readings that are near metro averages but below national medians, both manageable with measured operations and value-focused positioning.
- Competitive neighborhood occupancy supports revenue stability versus metro and national benchmarks.
- Expanding household counts within 3 miles indicate a larger tenant base and steady absorption potential.
- High-cost ownership market sustains renter reliance, aiding lease retention and pricing power.
- Forward rent growth in the 3-mile area supports NOI upside with prudent lease management.
- Risks: amenity-light environment and below-national safety readings require conservative underwriting and active operations.