| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 57th | Good |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19580 W Dixie Hwy, Miami, FL, 33180, US |
| Region / Metro | Miami |
| Year of Construction | 2013 |
| Units | 64 |
| Transaction Date | 2012-06-27 |
| Transaction Price | $2,365,000 |
| Buyer | WATERFORD I ASSOCIATES LTD |
| Seller | BDG AVENTURA LLC |
19580 W Dixie Hwy Miami Multifamily Investment
Built in 2013, this 64-unit asset benefits from a high-cost ownership environment and strong neighborhood amenities that support renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends warrant active leasing management, but the area’s amenity depth and income profile support long-term stability.
The property sits in an Inner Suburb of Miami with an overall neighborhood rating of A and a rank of 25 among 449 metro neighborhoods — competitive among Miami-Miami Beach-Kendall submarkets and solidly top quartile nationally. Amenity access is a standout: grocery and restaurant densities benchmark in the low-90s national percentiles, with parks, pharmacies, and cafes also testing above typical U.S. levels. These attributes tend to bolster leasing appeal and day-to-day convenience for residents.
Neighborhood housing data point to a newer stock mix relative to much of the metro (average construction year 1993), while this property’s 2013 vintage positions it competitively versus older assets. At the neighborhood level, occupancy is measured at 82.6% and sits below national norms, suggesting investors should underwrite to focused leasing execution and retention strategies rather than automatic lease-up assumptions.
Within a 3-mile radius, population and household counts have expanded and are forecast to continue growing, indicating a larger tenant base over the next five years. Median household income in the area has risen meaningfully, and contract rents are projected to advance further, supporting the case for sustained demand. The renter-occupied share within this 3-mile radius sits near the mid-40% range, signaling a deep and diverse pool of multifamily demand rather than reliance on a niche cohort.
Ownership is a high-cost proposition locally — neighborhood home values sit in the mid-90s national percentile and the value-to-income ratio is elevated — which tends to sustain reliance on multifamily housing and can support pricing power and retention for well-maintained assets. Average school ratings trend around mid-range (about 3 out of 5), which, together with strong amenity access, helps support livability for a range of household types.
Safety indicators are mixed when viewed against both national and metro benchmarks. The neighborhood’s overall crime standing sits below the national midpoint, and relative to Miami-Miami Beach-Kendall, it does not rank among the stronger safety cohorts (ranked in the lower half among 449 neighborhoods). However, recent trends show improvement: violent offense rates have declined year over year, a positive directional signal that investors can monitor alongside property-level security and tenant retention practices.
Nationally benchmarked, property offense metrics sit in the lower percentiles, while violent offense metrics are also below average but improving. For underwriting, this suggests attention to on-site management, lighting, and access controls, and comparing comps with similar neighborhood profiles rather than prime-core locations. Trend monitoring using WDSuite’s time series will help distinguish cyclical fluctuations from sustained improvement.
Proximity to a diversified employment base helps support renter demand and retention, led by healthcare, industrials, and corporate services. Nearby anchors include Johnson & Johnson, Mosaic, AutoNation, Ryder System, and World Fuel Services.
- Johnson & Johnson — corporate offices (10.0 miles)
- Mosaic — corporate offices (10.1 miles)
- AutoNation — corporate offices (11.3 miles) — HQ
- Ryder System — corporate offices (16.0 miles) — HQ
- World Fuel Services — corporate offices (16.4 miles) — HQ
This 2013-vintage, 64-unit asset sits in a top-ranked Miami neighborhood with strong amenity access and a high-cost ownership landscape, supporting depth of renter demand and potential pricing resilience. While neighborhood occupancy runs below national norms, nearby employment anchors and expanding 3-mile household counts point to a durable tenant base when paired with disciplined leasing and retention strategies — and, according to CRE market data from WDSuite, local rents are projected to trend upward alongside rising incomes.
The newer vintage relative to the area’s older average stock can provide a competitive edge on quality and near-term capital needs, though investors should still plan for targeted modernization over the hold. Key watchpoints include neighborhood-level safety metrics and occupancy softness; both are manageable with proactive operations and ongoing trend monitoring.
- High-cost ownership market reinforces multifamily demand and supports rent integrity
- 2013 construction offers competitive positioning versus older neighborhood stock
- Expanding 3-mile household base and diversified employers underpin tenant depth
- Neighborhood occupancy below national norms — requires active leasing and retention focus
- Mixed but improving safety trends — mitigate via on-site management and controls