| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 435 SW 12th Ave, Miami, FL, 33130, US |
| Region / Metro | Miami |
| Year of Construction | 2011 |
| Units | 35 |
| Transaction Date | 2010-03-24 |
| Transaction Price | $700,000 |
| Buyer | PARK12 LLC |
| Seller | SAN FRANCISCO REALTIES LLC |
435 SW 12th Ave Miami Multifamily Investment
2011 vintage near Miami’s urban core positions this 35-unit asset competitively versus older neighborhood stock, with large floor plans supporting leasing depth according to WDSuite’s CRE market data. Surrounding neighborhood indicators point to a sizable renter base that can reinforce demand alongside disciplined lease management.
Situated in Miami’s Urban Core, the neighborhood carries a B+ rating and is competitive among Miami–Miami Beach–Kendall neighborhoods (ranked 140 out of 449). Restaurant, grocery, and pharmacy access track well above national averages, while limited nearby park space suggests fewer green amenities.
Renter-occupied housing is notably high at the neighborhood level, indicating deep tenant demand for multifamily product. Neighborhood occupancy has held in the low 90% range, signaling steady absorption without assuming aggressive lease-up.
Within a 3-mile radius, households have grown in recent years and are projected to continue increasing, supporting renter pool expansion and occupancy stability for well-located assets. Population growth is modest but positive, and smaller average household sizes can translate to consistent demand for professionally managed apartments.
Home values are elevated relative to local incomes, which tends to sustain reliance on rental housing and can support pricing power for competitive assets. At the same time, higher rent-to-income ratios at the neighborhood level point to affordability pressure, so renewal strategies and concessions management remain important.
The property’s 2011 construction is newer than the neighborhood’s older average vintage, offering relative competitiveness versus legacy product. Investors should still plan for targeted systems updates and common-area refreshes over the hold period rather than heavy near-term capex.
Compared with national benchmarks, the neighborhood sits below the median safety percentile and ranks in the lower half among 449 Miami–Miami Beach–Kendall neighborhoods. Recent year-over-year trends show modest declines in both violent and property offenses, indicating incremental improvement; underwriting should still include security line items and on-site protocols appropriate for an urban-core location.
For investors, the comparative positioning suggests focusing on lighting, access control, and resident communications to support retention and operations, while monitoring continued trend movement at the neighborhood level rather than block-level assumptions.
A diverse base of nearby employers supports renter demand and commute convenience, including energy, homebuilding, healthcare, and logistics corporate offices that can help stabilize leasing.
- Mosaic — corporate offices (6.4 miles)
- World Fuel Services — energy & logistics (9.2 miles) — HQ
- Lennar — homebuilding (9.7 miles) — HQ
- Johnson & Johnson — healthcare offices (10.6 miles)
- Ryder System — logistics & leasing (12.7 miles) — HQ
Built in 2011, this 35-unit asset offers newer construction versus much of the surrounding neighborhood, reducing near-term capital needs and enhancing competitive positioning for renters seeking modern finishes and larger layouts. High neighborhood renter concentration, steady occupancy in the low 90% range, and household growth within a 3-mile radius point to a durable tenant base and support for lease stability, while elevated ownership costs reinforce reliance on multifamily housing.
According to CRE market data from WDSuite, amenity access is strong for restaurants, groceries, and pharmacies—favorable for marketing and retention—while limited park space and below-median safety percentiles argue for thoughtful on-site programming and security budgeting. The thesis centers on demand depth, relative vintage advantage, and operational discipline to manage affordability and safety risks.
- 2011 vintage vs. older neighborhood stock reduces near-term capex and supports competitive positioning
- High renter-occupied concentration and rising nearby households support demand and occupancy stability
- Amenity-dense urban core aids leasing velocity and retention
- Large floor plans appeal to family and roommate demand profiles
- Risks: affordability pressure (rent-to-income), below-median safety, and limited green space require proactive management