| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 55th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1850 SW 122nd Ave, Miami, FL, 33175, US |
| Region / Metro | Miami |
| Year of Construction | 1986 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1850 SW 122nd Ave, Miami — 101-Unit Multifamily Opportunity
Neighborhood occupancy is in the low-90s and renter concentration is meaningful at the neighborhood level, supporting stable demand according to WDSuite’s CRE market data. Positioning near West Kendall and major employers offers consistent leasing tailwinds for a well-managed asset.
This Urban Core neighborhood in Miami-Miami Beach-Kendall ranks 59th of 449 metro neighborhoods (A rating), indicating competitive fundamentals for multifamily investors. Neighborhood occupancy is 93.6% (neighborhood-level, not property-specific), sitting above many U.S. areas and supportive of income durability. Median contract rents in the neighborhood test in the upper national quartile, which aligns with a deep but discerning renter pool and calls for disciplined lease management.
Daily-life amenities are a local strength: cafes and restaurants both score in high national percentiles (cafes ~97th, restaurants ~88th), and parks are similarly strong (~92nd percentile), while pharmacies are thinly supplied. This mix tends to bolster livability and retention, though limited pharmacy access may influence resident convenience.
Tenure data points to a solid renter base: approximately 41% of neighborhood housing units are renter-occupied, indicating depth for multifamily demand. Within a 3-mile radius, households have expanded while average household size has contracted, and projections call for further household growth by 2028. That combination typically enlarges the tenant base and supports occupancy stability even if overall population is flat to slightly lower.
Ownership costs benchmark high for the area (home values in the upper national quartile and a value-to-income ratio around the 96th percentile), which generally sustains renter reliance on multifamily housing and can support pricing power. At the same time, neighborhood rent-to-income levels suggest some affordability pressure for residents, implying that revenue management and renewal strategies should emphasize retention over aggressive pushes.
Vintage context: built in 1986, the property is slightly newer than the neighborhood average vintage (early 1980s). That positioning can be competitive against older stock, but investors should still plan for modernization of aging systems and selective value-add to keep pace with newer deliveries.
Safety indicators trend mixed at the neighborhood level. Compared with neighborhoods nationwide, the area sits below the national median for safety (national crime percentile ~35th; violent and property crime percentiles are similarly below median). Within the Miami-Miami Beach-Kendall metro, the neighborhood ranks 339 out of 449 for crime, which is below the metro median, signaling that crime levels are comparatively higher than many peer neighborhoods.
Recent movement is constructive on property-related offenses, which declined year over year, suggesting incremental improvement. Investors should underwrite to current conditions, incorporate practical measures (lighting, access control, community engagement), and monitor trend data over time rather than relying on block-level assumptions.
Proximity to several corporate offices and headquarters supports workforce housing demand and commute convenience, notably from Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding HQ (2.2 miles) — HQ
- World Fuel Services — energy & logistics HQ (4.7 miles) — HQ
- Ryder System — transportation & logistics HQ (8.1 miles) — HQ
- Johnson & Johnson — healthcare & consumer products (12.1 miles)
- Mosaic — chemicals & agriculture (17.2 miles)
1850 SW 122nd Ave offers scale at 101 units in a submarket where neighborhood occupancy remains in the low-90s and renter-occupied share is meaningful, supporting income stability. Household growth within a 3-mile radius alongside smaller average household sizes points to a larger tenant base over time. Elevated ownership costs within the neighborhood context tend to sustain multifamily demand, while the property’s 1986 vintage suggests competitive positioning versus older stock with targeted modernization to capture value-add upside. Based on commercial real estate analysis from WDSuite, these dynamics trend favorable relative to broader U.S. benchmarks, though affordability pressures require disciplined renewal and pricing strategies.
Risks include safety metrics that are below national medians and a thinner pharmacy presence, both of which merit on-site measures and resident-service planning. With major employers within a short drive and durable neighborhood-level demand, the asset’s long-term performance outlook is tied to execution on renovations, operations, and retention.
- Neighborhood-level occupancy in the low-90s supports income stability (per WDSuite)
- 3-mile household expansion and smaller household sizes signal a growing renter base
- Elevated ownership costs reinforce reliance on multifamily housing and pricing power
- 1986 vintage offers value-add via systems upgrades and selective repositioning
- Risks: below-median safety metrics and limited pharmacy access warrant proactive management