| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 33rd | Fair |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 SW 19th Ave, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 2008 |
| Units | 26 |
| Transaction Date | 2012-06-21 |
| Transaction Price | $2,300,000 |
| Buyer | CAPRI CAPITAL GROUP LLC |
| Seller | BRISAS DEL ESTE LLC |
500 SW 19th Ave Miami Multifamily Investment
Positioned in a renter-heavy Miami urban core with steady neighborhood occupancy, this 2008-vintage, 26-unit asset offers durable demand dynamics, according to CRE market data from WDSuite.
The property sits in an Urban Core neighborhood in Miami with a B+ neighborhood rating (147th among 449 metro neighborhoods), where day-to-day convenience is a strength. Dining and daily needs are close at hand, with restaurants and cafes ranked competitively among Miami-Miami Beach-Kendall neighborhoods (e.g., restaurants rank 15th of 449 and groceries 29th of 449), and national amenity percentiles in the upper range. Pharmacies also score high nationally, supporting resident retention through convenience. Park access is limited in this immediate neighborhood, which may modestly affect outdoor-recreation appeal.
Neighborhood occupancy is solid and has trended stable over five years, and the share of housing units that are renter-occupied is elevated (86.4%). For multifamily investors, this indicates a deep tenant base and supports ongoing leasing velocity. Home values sit in a higher-cost ownership context relative to local incomes (high national value-to-income percentile), which tends to reinforce reliance on rental housing and can aid pricing power, while also warranting mindful lease management to sustain retention.
Within a 3-mile radius, demographics show gradual population growth to 2028 alongside a projected increase in households, pointing to a larger renter pool over the medium term. Household sizes are expected to trend smaller, which can support demand for multifamily units. Median contract rents in the 3-mile radius have risen over the past five years, and forecasts call for further rent growth, reinforcing income durability for well-positioned assets.
The asset’s 2008 construction is newer than the neighborhood’s older housing stock (average 1963). That relative youth can be a competitive differentiator versus legacy buildings, though investors should still plan for periodic system updates or light modernization to support leasing and rent positioning.
Safety indicators for the neighborhood sit below average compared with many U.S. neighborhoods (national percentile near the lower third) and rank toward the less-safe end within the Miami-Miami Beach-Kendall metro (crime rank 343 among 449 neighborhoods). Recent trends show some improvement: estimated property offenses declined by 13.9% over the last year, and estimated violent offenses edged down by 2.0%. Investors typically underwrite with added attention to on-site lighting, access control, and resident engagement to support retention and stabilize operations.
Proximity to a diverse base of Miami corporate offices supports commuter convenience and broad renter demand, including energy logistics, homebuilding, healthcare, and transportation. The employers below represent nearby demand drivers relevant to workforce-oriented leasing.
- Mosaic — corporate office (7.1 miles)
- World Fuel Services — energy logistics (8.5 miles) — HQ
- Lennar — homebuilding (8.9 miles) — HQ
- Johnson & Johnson — healthcare & consumer products (10.3 miles)
- Ryder System — transportation & logistics (12.1 miles) — HQ
500 SW 19th Ave offers 26 units built in 2008 in a renter-dense Miami submarket where neighborhood occupancy is steady and amenities are abundant. The building’s newer vintage versus much of the surrounding stock can help competitiveness, while the area’s higher-cost ownership landscape supports sustained reliance on rentals and a broad tenant base. Within a 3-mile radius, forecasts point to population growth and a sizable increase in households by 2028, which is supportive of long-run leasing fundamentals.
Operationally, the neighborhood’s renter concentration and amenity access point to demand durability, though underwriting should reflect elevated rent-to-income levels and a safety profile that trails the metro’s top-tier neighborhoods. According to CRE market data from WDSuite, occupancy and amenity access compare favorably to many U.S. neighborhoods, while crime trends have recently eased, indicating room for asset-level management to enhance retention and rent performance.
- Renter-occupied housing concentration supports a deep tenant base and stabilizes leasing
- 2008 construction offers competitive positioning versus older neighborhood stock
- Strong amenity access (dining, groceries, pharmacies) underpins retention and occupancy
- Demographic outlook within 3 miles shows population and household growth, expanding the renter pool
- Key risks: higher rent-to-income ratios, limited parks, and below-metro safety metrics warrant proactive management