| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 45th | Fair |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6501 SW 139th Ct, Miami, FL, 33183, US |
| Region / Metro | Miami |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | 2015-04-10 |
| Transaction Price | $3,560,000 |
| Buyer | PACIFICA APARTMENTS LLC |
| Seller | KENDALL ROYAL INC |
6501 SW 139th Ct Miami Multifamily Investment
Neighborhood occupancy trends are strong and supportive of leasing stability, according to WDSuite’s CRE market data, with the area maintaining high utilization that can underpin income durability. Metrics referenced reflect the neighborhood, not the property.
Situated in Miami’s Urban Core, the neighborhood posts resilient renter demand indicators. Neighborhood occupancy is elevated (top-quartile nationally), and median contract rents trend above national norms, per WDSuite’s commercial real estate analysis. The area’s renter-occupied share is roughly one-third of housing units, indicating a meaningful tenant base without being overwhelmingly renter-dominant — a profile that can support steady absorption for a 30-unit asset.
Amenity access skews practical: grocery and childcare density is well above national norms, while cafes are also comparatively plentiful. Park and pharmacy counts are limited locally, so residents rely more on private and nearby commercial options for recreation and services. For investors, this mix generally supports daily-life convenience for households even if green space is less prevalent.
Home values in the neighborhood track on the higher side relative to incomes, a context that can reinforce reliance on rentals and support pricing power at stabilized occupancy. At the same time, rent-to-income around 30% suggests some affordability pressure to monitor from a lease-management standpoint, particularly during renewal cycles.
Demographic statistics aggregated within a 3-mile radius show households growing over the historical period even as population edges down, pointing to smaller average household sizes. Projections indicate additional household growth with further downsizing in average household size, which typically expands the renter pool and supports occupancy stability for well-managed multifamily communities.
Vintage context: the property’s 1985 construction is slightly newer than the neighborhood’s average vintage early in the 1980s. For investors, that can offer a modest competitive edge versus older stock while still warranting capital planning for aging systems and selective value-add updates to meet current renter expectations.
Safety signals are mixed when benchmarked across the Miami–Miami Beach–Kendall metro’s 449 neighborhoods. Overall crime levels sit roughly mid-pack within the metro, and the neighborhood tracks below the national median for safety. Recent trends show a notable decline in violent offenses year over year, while property-related incidents remain comparatively elevated versus national norms.
For underwriting, this translates to standard risk-management considerations: emphasize lighting, access control, and resident engagement, and align insurance and security line items with current trend data rather than short-term fluctuations.
Proximity to several major employers helps support renter demand through commute convenience and a diverse white-collar employment base, including Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding HQ & corporate (5.7 miles) — HQ
- World Fuel Services — energy services HQ (8.2 miles) — HQ
- Ryder System — logistics HQ & corporate (11.3 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (15.6 miles)
- Mosaic — industrial & corporate offices (19.9 miles)
This 30-unit, 1985-vintage asset benefits from a neighborhood with high occupancy and durable renter demand relative to national norms. Based on CRE market data from WDSuite, the area’s above-average rent levels and meaningful (but not dominant) renter-occupied share indicate a tenant base that can sustain stabilized operations. The vintage is slightly newer than the local early-1980s average, suggesting competitive positioning versus older stock while still warranting capital planning for building systems and targeted interior updates.
Within a 3-mile radius, households have been increasing even as population trends down modestly, implying smaller household sizes and a larger pool of potential renters over time. Nearby corporate employers broaden the income mix and support retention through commute convenience. Key watch items include affordability pressure around the 30% rent-to-income level and mixed but improving safety signals, which should be addressed through prudent underwriting and asset management.
- High neighborhood occupancy and rents support income durability
- 1985 vintage offers value-add and systems-upgrade pathways
- Household growth and smaller sizes expand the renter pool (3-mile)
- Proximity to major employers underpins demand and retention
- Risks: affordability pressure and mixed safety trends require active management