| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 39th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2301 SW 9th St, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2020-06-18 |
| Transaction Price | $2,650,000 |
| Buyer | JAS ALEXANDER APARTMETNS LLC |
| Seller | SANCHEZ JOSE A |
2301 SW 9th St Miami Multifamily Investment
Neighborhood occupancy is in the mid-90s and renter-occupied housing comprises a sizable share of units, supporting demand according to WDSuite’s CRE market data. These signals point to stable tenant depth at the neighborhood level, not the property.
Located in Miami’s Urban Core, the property sits in a neighborhood rated B- with occupancy near the mid-90s at the neighborhood level, indicating consistent leasing conditions relative to broader metro patterns. Renter-occupied housing accounts for roughly three-fifths of units in the neighborhood, which supports a deeper tenant base and steadier multifamily demand.
Day-to-day convenience is a relative strength. Restaurant density is competitive among Miami-Miami Beach-Kendall neighborhoods (ranked 82 of 449), and grocery access performs in the top quartile among 449 neighborhoods metro-wide (ranked 37). Cafes are also competitive (ranked 129 of 449). Park and pharmacy counts within the immediate neighborhood are limited, which may modestly temper walk-to-amenity appeal but is partially offset by the broader urban context.
The asset’s 1972 vintage is newer than the neighborhood’s average construction year (1953), suggesting a property that may compete better against older local stock. That said, investors should plan for typical mid-century building system updates and consider targeted renovations to enhance positioning versus newer deliveries.
Within a 3-mile radius, households have increased over the past five years while population edged lower, pointing to smaller average household sizes and a broader renter pool. Forecasts through 2028 indicate further growth in households alongside projected rent gains, which supports occupancy stability and pricing power for well-positioned assets. Elevated home values (top quartile nationally) and a high value-to-income profile (top percentile nationally) characterize a high-cost ownership market, which tends to sustain reliance on rental housing and can aid lease retention.
Safety indicators are mixed but improving. The neighborhood reads near the national middle on overall safety (around the 51st percentile nationwide), while its metro rank suggests higher crime than many Miami neighborhoods (ranked 119 out of 449). Importantly, both violent and property offenses have declined materially year over year, according to WDSuite’s data, signaling a positive directional trend to monitor rather than a guarantee.
The employment base nearby spans corporate headquarters and regional offices that support renter demand through commute convenience, including Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System.
- Mosaic — corporate offices (7.6 miles)
- World Fuel Services — corporate offices (8.2 miles) — HQ
- Lennar — corporate offices (8.6 miles) — HQ
- Johnson & Johnson — corporate offices (10.4 miles)
- Ryder System — corporate offices (11.9 miles) — HQ
This 20‑unit, 1972 vintage asset is positioned in Miami’s Urban Core where neighborhood occupancy trends are steady and renter concentration supports a durable tenant base. According to CRE market data from WDSuite, neighborhood-level occupancy sits in the mid-90s and the renter share is substantial, while high home values and a top-percentile value-to-income ratio indicate a high-cost ownership market that tends to reinforce multifamily demand.
The property’s age is newer than the local average stock, offering a competitive edge with potential to unlock value through selective renovations and system upgrades. Within a 3-mile radius, households have grown and are projected to expand further, pointing to a larger renter pool and support for occupancy stability. Affordability pressure is a consideration (rent-to-income is elevated at the neighborhood level), so disciplined lease management and targeted unit finishes can balance pricing power with retention.
- Steady neighborhood occupancy and sizable renter base support demand durability.
- 1972 vintage is newer than local average, with value-add and CapEx upside to enhance competitiveness.
- High-cost ownership market underpins reliance on rentals, aiding lease retention.
- 3-mile household growth and projections suggest a larger renter pool and support for occupancy stability.
- Risks: affordability pressure (elevated rent-to-income), safety ranks below many metro peers, and typical mid-century systems requiring ongoing capital planning.