| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 60th | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8801 SW 142nd Ave, Miami, FL, 33186, US |
| Region / Metro | Miami |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8801 SW 142nd Ave Miami Multifamily Investment
Neighborhood-level occupancy is strong and amenity access is deep, supporting durable renter demand according to CRE market data from WDSuite. The investment lens centers on steady leasing fundamentals in an established Miami submarket with room for thoughtful upgrades.
Located in Miami’s Urban Core, the neighborhood carries an A rating and ranks 36 out of 449 metro neighborhoods—competitive among Miami-Miami Beach-Kendall submarkets based on WDSuite’s CRE market data. Amenity access is a clear strength, with food, grocery, pharmacy, and cafe density scoring in the top decile to top few percentiles nationally, a pattern that typically supports retention and day-to-day convenience for renters.
Neighborhood occupancy is about 96%, placing performance in the upper tiers nationally (77th percentile). The area’s renter-occupied share is roughly 47%, indicating a sizable tenant base that can help stabilize leasing through cycles. Median contract rents in the neighborhood track above national norms, while neighborhood-level NOI per unit trends also sit in the upper quartile nationally—together suggesting pricing power where operations are well-managed.
School quality is another differentiator: average school ratings land in the top quartile nationally and rank 12th among 449 metro neighborhoods, a factor that can broaden the renter pool for family-oriented product. The median construction year for nearby assets is 1978; with a 1985 vintage, this property is somewhat newer than the neighborhood norm, positioning it competitively versus older stock while still warranting selective modernization for systems and finishes over a hold period.
Within a 3-mile radius, households increased by about 11% over five years even as total population edged lower, pointing to smaller household sizes and a broader household base that can support multifamily demand. Looking ahead to 2028, projections indicate continued household growth alongside a further decrease in average household size, expanding the renter pool and supporting occupancy stability.
Safety indicators are mixed relative to peers. The neighborhood’s overall crime rank is 288 out of 449 metro neighborhoods, which sits below the metro median. Nationally, safety percentiles suggest property crime is elevated compared with many U.S. neighborhoods, while violent offense rates sit in a lower national percentile as well.
Trend data offers a constructive note: the estimated violent offense rate declined year over year, ranking in a stronger improvement cohort nationally. Investors may underwrite with attention to property-level security and lighting, while recognizing that broader neighborhood trends have recently moved in a more favorable direction.
The local employment base includes several major corporate offices within typical commuting range, supporting workforce housing demand and lease retention. Nearby anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — corporate offices (7.2 miles) — HQ
- World Fuel Services — corporate offices (9.8 miles) — HQ
- Ryder System — corporate offices (13.0 miles) — HQ
- Johnson & Johnson — corporate offices (17.1 miles)
- Mosaic — corporate offices (20.6 miles)
This 32-unit, 1985-vintage asset sits in a high-amenity Miami neighborhood with upper-tier occupancy and an A neighborhood rating, indicating resilient renter demand. The property is slightly newer than the local average stock, offering competitive positioning versus 1970s-era assets, with selective modernization likely to unlock value without a full repositioning. Within a 3-mile radius, growth in total households alongside smaller average household size expands the prospective tenant base and supports lease-up and renewal stability. Elevated home values in the surrounding area reinforce reliance on rental options, aiding pricing power where operations are well-executed.
Neighborhood metrics for rent, occupancy, and NOI per unit perform above national medians, according to commercial real estate analysis from WDSuite, framing a steady operations case. Underwriting should account for measured affordability pressure (rent-to-income around 0.29 at the neighborhood level) and mixed but improving safety trends, while amenity depth and proximity to large employers help underpin ongoing demand.
- Upper-tier neighborhood occupancy and A-rated location support steady leasing
- 1985 vintage is newer than nearby stock, enabling targeted value-add
- Household growth within 3 miles broadens the renter base and supports retention
- Amenity density and proximity to major employers reinforce demand durability
- Risks: affordability pressure and below-metro-average safety require prudent management