| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 39th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2235 SW 8th St, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 2001 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | $447,000 |
| Buyer | LITTLE HAVANA MIAMI INC |
| Seller | SAIZARBITORIA JUAN |
2235 SW 8th St, Miami Multifamily Investment
Neighborhood occupancy has held near the mid-90s and renter-occupied units are prevalent, pointing to durable leasing demand, according to WDSuite’s CRE market data.
Located in Miami’s Urban Core, the area around 2235 SW 8th St offers daily-life convenience that supports renter retention. Restaurant and grocery density stand in the top decile nationally, while cafes are also plentiful. By contrast, parks, pharmacies, and childcare options are limited within the immediate neighborhood, which may shift some amenity reliance to adjacent districts. Overall neighborhood quality is rated B- among Miami-Miami Beach-Kendall’s 449 neighborhoods.
Stability metrics are a core strength. The neighborhood’s occupancy is roughly 94% and has been steady over the past five years, and the share of renter-occupied housing is high (top decile nationally), signaling a deep tenant base for multifamily. Median contract rents in the neighborhood sit above the national midpoint, aligning with a high-cost ownership market where elevated home values (upper quintile nationally) help sustain reliance on rental housing. Lease management should still account for higher rent-to-income ratios locally, which can introduce affordability pressure for some households.
Within a 3-mile radius, households have increased even as population has been flat to slightly down, indicating smaller household sizes and more housing demand per resident. Forward-looking data point to renter pool expansion, with WDSuite tracking projected gains in both population and households by 2028. These dynamics, combined with strong amenity access, support consistent absorption and occupancy for well-positioned assets, and provide context for multifamily property research at the submarket edge.
Asset positioning: most neighborhood housing stock skews older (average vintage mid-1950s), whereas this property was built in 2001. Newer construction relative to nearby stock typically enhances competitive standing and can moderate near-term capital needs; investors may still plan for system updates and selective renovations to drive rents and retention.
Safety indicators present a mixed but improving picture. The neighborhood sits near the national midpoint overall, with property and violent offense rates below national percentiles but trending better year over year. Recent changes place offense-rate improvements in the upper tiers nationally, suggesting conditions have been moving in a favorable direction. Compared with Miami-Miami Beach-Kendall’s 449 neighborhoods, this area is competitive rather than top-tier for safety, so underwriting should reflect standard urban-core risk controls while recognizing the recent improvement trend.
Proximity to established corporate employers underpins workforce housing demand and supports leasing stability. Nearby nodes include Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System, offering a mix of headquarters and major office operations within a commutable radius.
- Mosaic — corporate offices (7.5 miles)
- World Fuel Services — energy & logistics (8.3 miles) — HQ
- Lennar — homebuilding corporate (8.6 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (10.4 miles)
- Ryder System — transportation & logistics (11.9 miles) — HQ
This 100-unit, 2001-vintage asset competes against an older nearby housing stock, offering relative quality that can support occupancy and rent positioning. Neighborhood fundamentals show steady occupancy, a high concentration of renter-occupied units, and strong amenity access—factors that typically contribute to durable tenant demand in Miami’s Urban Core. Elevated ownership costs locally reinforce reliance on multifamily, though lease management should account for rent-to-income pressure.
Within a 3-mile radius, households have grown and are expected to expand further by 2028, indicating a larger tenant base ahead. According to CRE market data from WDSuite, these trends, combined with improving safety momentum and corporate employment access, point to sustained demand with selective value-add potential through modernization and targeted common-area upgrades.
- 2001 construction offers a competitive edge versus older neighborhood stock, with room for targeted upgrades.
- Steady neighborhood occupancy and high renter-occupied share support leasing stability.
- Strong restaurant and grocery access enhances livability and tenant retention potential.
- Growing household counts within 3 miles indicate a larger renter pool over the medium term.
- Risks: urban-core safety is competitive rather than top-tier and higher rent-to-income ratios warrant active lease management.