| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 571 SW 9th St, Miami, FL, 33130, US |
| Region / Metro | Miami |
| Year of Construction | 2013 |
| Units | 89 |
| Transaction Date | 2005-11-03 |
| Transaction Price | $4,000,000 |
| Buyer | AMISTAD APARTMENTS LTD |
| Seller | BRICKELL SQUARE LLC |
571 SW 9th St, Miami Multifamily Investment Opportunity
2013-vintage asset in Miami’s Urban Core with a deep renter base and strong daily-needs access, according to WDSuite’s CRE market data, supporting durable leasing while allowing for selective upgrades over time.
The property sits in a B+ rated Urban Core neighborhood that is competitive among Miami-Miami Beach-Kendall’s 449 neighborhoods (ranked 140 of 449). Daily-needs access is a strength: restaurants and groceries are in the top quartile nationally, with pharmacies and cafes also ranking high, which helps support resident retention and convenience for renters.
Renter-occupied housing concentration in the neighborhood is substantial (79.3%), indicating a deep tenant base for multifamily. Neighborhood occupancy is near the national midpoint and has edged higher over the past five years, suggesting stable demand even as new supply cycles through the metro.
Within a 3-mile radius, population has grown and households have expanded at a faster clip, with average household size trending smaller. This combination points to a larger renter pool and sustained demand for professionally managed units. Median household incomes have risen, which can support rent levels, while management should still monitor rent-to-income levels for lease retention.
The area’s housing stock skews older (average 1972), making a 2013 construction comparatively newer and competitively positioned versus much of the surrounding inventory. Public park access is limited in the immediate neighborhood, and average school ratings trail national norms, which may influence familied renter appeal versus other subareas of the metro.
Safety outcomes are below metro and national medians, with the neighborhood ranking 373 out of 449 within the Miami-Miami Beach-Kendall metro. Nationally, the area sits below the median safety percentile, indicating higher reported crime than many peer neighborhoods. That said, recent WDSuite indicators show modest year-over-year improvement in both violent and property offense rates, which investors can track as a directional positive.
Prudent underwriting should account for security measures and tenant communications. Comparative positioning versus nearby neighborhoods may also affect renter profiles, leasing velocity, and achievable premiums.
Proximity to corporate offices supports commuter demand and lease stability, with notable employers within a 6–13 mile radius including Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System.
- Mosaic — corporate offices (6.0 miles)
- World Fuel Services — energy services corporate offices (9.9 miles) — HQ
- Lennar — homebuilding corporate offices (10.4 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (11.2 miles)
- Ryder System — logistics & transportation corporate offices (13.4 miles) — HQ
As a 2013 build in an older-housing neighborhood, the property is comparatively newer than surrounding stock (average 1972), offering competitive positioning and the potential to command steady occupancy while planning for targeted system updates over the next cycle. A high renter-occupied share in the neighborhood and an amenity-rich setting underpin demand, while elevated ownership costs locally reinforce reliance on rental housing and support pricing power.
Within a 3-mile radius, population growth and a pronounced increase in households point to renter pool expansion that supports occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy has trended up over five years, though it remains below the metro median, suggesting prudent lease management and underwriting. Monitoring rent-to-income levels and neighborhood safety trends remains important for retention.
- 2013 vintage versus older local stock supports competitive positioning with measured capex needs
- Deep renter base and strong daily-needs access support demand and lease retention
- 3-mile population and household growth expand the tenant pool, aiding occupancy stability
- Elevated ownership costs locally reinforce multifamily demand and pricing power
- Risks: below-metro safety and occupancy require active management and thoughtful rent-to-income oversight