| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 60th | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8875 SW 147th Ave, Miami, FL, 33196, US |
| Region / Metro | Miami |
| Year of Construction | 1976 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8875 SW 147th Ave Miami Multifamily Investment
Neighborhood indicators point to stable occupancy and a sizable renter-occupied base that supports multifamily demand, according to WDSuite’s CRE market data.
Positioned in Miami’s Miami-Miami Beach-Kendall metro, the property sits in a neighborhood rated A and ranked 36 out of 449 metro neighborhoods, making it competitive among Miami-Miami Beach-Kendall neighborhoods for livability and leasing potential. Amenity access scores well, with grocery, pharmacy, and cafe density placing the area in the top quartile nationally, a convenience profile that typically supports retention and day-to-day renter satisfaction.
Schools in the area average 4.0 out of 5 (12th of 449 metro neighborhoods), reinforcing family-oriented appeal and supporting longer tenancy. Neighborhood occupancy trends track in the top quartile nationally, and neighborhood NOI per unit is also in the upper quartile, which together suggest resilient rent rolls relative to national peers (based on CRE market data from WDSuite). Median contract rents benchmark above many U.S. neighborhoods, indicating some pricing power, while the local renter-occupied share near half of housing units signals depth in the tenant base. Note these metrics reflect the neighborhood, not the property.
Within a 3-mile radius, demographics show household growth even as overall population has eased, pointing to smaller household sizes and a larger number of households in the market—conditions that can expand the renter pool and support occupancy stability. Forward-looking data indicate increases in household counts and incomes alongside higher projected asking rents, which may sustain demand for professionally managed units while requiring thoughtful leasing and renewal management.
Home values rank in the upper national percentiles, and the value-to-income profile reflects a relatively high-cost ownership market for the area. For multifamily investors, that typically supports renter reliance on apartments and can help sustain leasing velocity and pricing, though monitoring rent-to-income ratios is prudent for renewal risk management.
Safety indicators for the neighborhood are mixed. Overall crime ranks below the metro median among 449 Miami-Miami Beach-Kendall neighborhoods, and national percentiles indicate the area sits below the national midpoint for safety. Recent trend data show a year-over-year decline in violent offenses, an encouraging directional shift, but property crime measures remain weaker versus national benchmarks. Investors should underwrite with prudent security and asset-management assumptions, recognizing these are neighborhood-level trends rather than property-specific conditions.
Nearby corporate anchors provide a diversified employment base and commute convenience that can support renter demand and renewal rates, including Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (7.4 miles) — HQ
- World Fuel Services — energy & logistics (9.9 miles) — HQ
- Ryder System — transportation & logistics (13.0 miles) — HQ
- Johnson & Johnson — healthcare products offices (17.3 miles)
- Mosaic — chemicals & materials offices (21.1 miles)
Built in 1976, the asset is slightly older than the neighborhood’s average vintage, creating a straightforward value-add path through selective renovations and systems upgrades while leveraging strong neighborhood fundamentals. Occupancy, renter concentration, and amenity access are supportive, with upper-quartile indicators on a national basis reinforcing demand depth for stabilized operations. According to CRE market data from WDSuite, neighborhood-level NOI per unit and occupancy trends compare favorably to U.S. peers, suggesting a foundation for steady cash flow with disciplined expense and capital planning.
Three-mile demographics show rising household counts and higher projected incomes alongside rent growth, pointing to a larger tenant base and potential for renewal capture, while the area’s high-cost ownership landscape helps sustain reliance on rental housing. At the same time, affordability pressure and mixed safety metrics warrant conservative underwriting on concessions, renewals, and operating protocols.
- Competitive neighborhood (36 of 449) with top-quartile national amenity, occupancy, and NOI indicators supporting demand
- 1976 vintage offers value-add potential via unit/interior updates and building systems modernization
- 3-mile household growth and rising incomes expand the renter pool and support occupancy stability
- High-cost ownership market reinforces apartment demand and can aid pricing power
- Risks: affordability pressure (rent-to-income) and below-median safety metrics call for prudent renewal and security strategies