| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 33rd | Fair |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 220 SW 17th Ct, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2019-03-29 |
| Transaction Price | $2,900,000 |
| Buyer | BERAJA INVESTMENTS LTD |
| Seller | VALCARCE ROBERTO |
220 SW 17th Ct Miami Multifamily Investment
Neighborhood occupancy remains resilient with strong renter demand, according to WDSuite s CRE market data, supporting stable operations for a 20-unit asset in Miami s urban core. The area s high renter concentration provides depth to the tenant base and potential leasing durability.
Located in Miami s Urban Core, the property benefits from a renter-driven neighborhood and everyday convenience. Grocery, pharmacy, and childcare access rank competitively among 449 metro neighborhoods and land in the top decile nationally, while restaurants are especially dense (top percentile nationally), supporting day-to-day livability and foot-traffic around multifamily assets. Park access is limited, which may reduce open-space appeal but is offset by the density of services and dining.
Operationally, the neighborhood s occupancy rate is 94% and sits above the national median (65th percentile), suggesting steady demand through cycles based on CRE market data from WDSuite. The share of housing units that are renter-occupied is very high at the neighborhood level (top national percentile), indicating a deep tenant pool and consistent leasing velocity for multifamily operators.
Vintage positioning matters: with a 1972 construction year versus a neighborhood average around the early 1960s, the asset is somewhat newer than nearby stock. That can aid competitive positioning against older buildings, though investors should still plan for aging systems and targeted renovations to optimize rentability and control future capital expenditures.
Demographic statistics are aggregated within a 3-mile radius and point to renter pool expansion: households increased by double digits over the last five years and are projected to rise further as population trends modestly higher. The area remains majority renter-occupied at the 3-mile level, supporting occupancy stability for well-managed properties. Elevated ownership costs relative to incomes in the neighborhood context reinforce reliance on multifamily rental options, which can sustain retention and pricing power when product is well maintained.
Safety indicators are mixed and should be underwritten with care. The neighborhood s crime rank falls below the metro median (ranked 343 among 449 Miami-area neighborhoods), and national comparisons place the area below average for safety. However, recent trends show improvement, with both property and violent offense rates declining year over year. For investors, this suggests monitoring continued trendlines and emphasizing security, lighting, and property management practices to support resident retention.
Proximity to regional employers supports commuter convenience and a diverse renter base, with nearby roles spanning energy logistics, homebuilding, healthcare products, and transportation services.
- Mosaic business services (6.9 miles)
- World Fuel Services energy logistics (8.6 miles) HQ
- Lennar homebuilding (9.1 miles) HQ
- Johnson & Johnson healthcare products (10.3 miles)
- Ryder System logistics & transportation (12.1 miles) HQ
220 SW 17th Ct offers exposure to Miami s renter-centric Urban Core, where neighborhood occupancy is above the national median and renter-occupied share is among the highest nationally. Service density is a differentiator, with strong access to groceries, pharmacies, childcare, and restaurants, supporting daily convenience and leasing stability. The 1972 vintage is somewhat newer than the neighborhood s older average, giving a modest competitive edge versus legacy stock while still warranting targeted capital planning for building systems.
Within a 3-mile radius, recent household growth and a forecast increase in both population and households point to a larger tenant base ahead, which can underpin occupancy stability and absorption. At the same time, rent-to-income ratios indicate affordability pressure in the immediate neighborhood, making revenue growth a function of asset quality, unit mix, and management s ability to balance pricing and retention. According to commercial real estate analysis from WDSuite, these fundamentals favor durable demand for well-maintained, strategically positioned multifamily assets in this submarket.
- Renter-driven location with occupancy above national median and deep tenant base
- Strong daily-needs access (groceries, pharmacies, childcare) and high restaurant density
- 1972 vintage offers competitive positioning versus older stock, with value-add via targeted system upgrades
- 3-mile household growth and projected population gains support absorption and leasing stability
- Risks: affordability pressure (high rent-to-income), below-average safety metrics, and limited park access require active management