| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 60th | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8900 SW 142nd Ave, Miami, FL, 33186, US |
| Region / Metro | Miami |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 2002-12-28 |
| Transaction Price | $11,544,000 |
| Buyer | WATERFORD LANDING LLC |
| Seller | FISHER JEROME M |
8900 SW 142nd Ave Miami Multifamily Investment
Positioned in an A-rated Miami neighborhood, the asset benefits from stable renter demand and strong neighborhood occupancy, according to WDSuite’s CRE market data. Newer 1987 vintage versus local averages supports competitive positioning with potential to further modernize systems.
The property sits in a neighborhood ranked 36 out of 449 Miami-Miami Beach-Kendall neighborhoods, placing it in the top quartile metro-wide for overall fundamentals. Neighborhood multifamily occupancy trends are strong (above national averages), supporting income stability and leasing velocity based on CRE market data from WDSuite.
Local livability supports tenant retention: high access to groceries, pharmacies, cafes, and restaurants ranks competitively at the metro level and in the upper national percentiles. Park access is limited, which may temper outdoor amenity appeal, but nearby retail and daily-needs conveniences offset some of that gap for many renter households.
School quality is a relative strength, with neighborhood schools screening well within the metro (among the strongest cohorts) and in the top quartile nationally by average rating — a factor that can aid renewals for family-oriented renters. 1987 construction is newer than the neighborhood’s average vintage (late 1970s), suggesting competitive appeal versus older stock while leaving room for targeted modernization to capture premiums.
Tenure dynamics indicate a meaningful renter base: roughly half of neighborhood housing units are renter-occupied, which broadens the prospect pool and supports demand depth for multifamily. Home values are elevated relative to incomes, which tends to sustain reliance on rental options and can reinforce pricing power when managed carefully.
Within a 3-mile radius, households increased over the last five years and are projected to rise further even as overall population edges down and average household size declines. This points to more, smaller households entering the market — a setup that can expand the renter pool and support occupancy stability. These neighborhood dynamics are competitive among Miami-Miami Beach-Kendall neighborhoods and align with commercial real estate analysis investors use when screening workforce-oriented assets.
Safety trends are mixed when compared with both the metro and national context. The neighborhood’s crime profile ranks below the midpoint among 449 Miami-Miami Beach-Kendall neighborhoods, indicating it is not among the metro’s low-crime areas; nationally, it also sits below average. However, recent data show a meaningful year-over-year decline in violent incidents, suggesting some improvement in the most severe categories even as property offenses have seen an uptick.
Investors should underwrite with a balanced view: the area is competitive on fundamentals but not a top performer on safety metrics at present. Monitoring submarket trends and on-site security or operational measures can help mitigate retention risk and support leasing outcomes as conditions evolve.
Nearby corporate offices help anchor the employment base and support workforce housing demand, led by Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic. Proximity to these employers can aid leasing, retention, and commute convenience for residents.
- Lennar — homebuilding (7.3 miles) — HQ
- World Fuel Services — energy and fuel logistics (9.8 miles) — HQ
- Ryder System — logistics and transportation (13.0 miles) — HQ
- Johnson & Johnson — healthcare and consumer products offices (17.2 miles)
- Mosaic — fertilizer and chemicals (20.9 miles)
This 24-unit, 1987-vintage asset benefits from strong neighborhood positioning: competitive metro ranking, solid multifamily occupancy, and a sizable renter pool supported by elevated ownership costs. Newer-than-average construction for the immediate area provides a platform for targeted upgrades to drive rent premiums and improve operating efficiency.
Households within 3 miles have been rising and are projected to continue increasing even as population trends modestly lower and household sizes shrink — a pattern that can expand the renter base and support sustained occupancy. According to multifamily property research from WDSuite, neighborhood-level operating performance and daily-needs accessibility compare favorably against national benchmarks, reinforcing the case for durable demand with disciplined expense management.
- Competitive neighborhood fundamentals (top quartile metro rank) support leasing stability
- Solid neighborhood occupancy and meaningful renter-occupied share deepen the tenant pool
- 1987 vintage offers upside via targeted renovations and systems modernization
- Daily-needs access (groceries, pharmacies, cafes, restaurants) supports retention and pricing power
- Risk: safety metrics trail metro leaders; prudent underwriting and property-level measures recommended