| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 56th | Good |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9601 SW 142nd Ave, Miami, FL, 33186, US |
| Region / Metro | Miami |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | $22,500,000 |
| Buyer | PALMETTO PLACE ASSOCIATES LLC |
| Seller | TEXAS KENDALL CORP |
9601 SW 142nd Ave Miami Multifamily Investment
Neighborhood occupancy is elevated and rents skew above national norms, pointing to stable renter demand near 9601 SW 142nd Ave, according to WDSuite’s CRE market data. The takeaway for investors is durable leasing fundamentals supported by a high-cost ownership landscape in this Miami submarket.
This Miami location offers a balanced mix of livability and investment appeal for workforce and middle-income renters. Neighborhood occupancy is strong (measured for the neighborhood, not the property) and sits in the top quartile nationally, while rent levels are also above national norms. Grocery and pharmacy access ranks competitively among Miami-Miami Beach-Kendall neighborhoods, supporting daily convenience, though parks and cafes are thinner on the ground.
Schools in the area rate above the metro median and land in the top quartile nationally, an attribute that can aid retention among family renters. Restaurants are relatively dense for the metro, adding lifestyle appeal even as park and cafe counts are more limited. Overall neighborhood quality is rated A- and ranks above the metro median among 449 neighborhoods, indicating competitive positioning within the Miami region.
Tenure patterns show a moderate renter concentration: roughly one-third of housing units are renter-occupied. For investors, that implies a meaningful but not overly saturated tenant base, often supportive of steady absorption and renewal rates rather than transient turnover. Home values and the value-to-income ratio are elevated versus national benchmarks, which tends to sustain reliance on multifamily rentals and can support pricing power when managed thoughtfully.
Within a 3-mile radius, household counts have expanded even as the overall population edged down, signaling smaller household sizes and a gradually diversifying renter pool. Median and mean household incomes have trended higher, reinforcing the ability to support rent levels tracked by WDSuite without overly stressing rent-to-income ratios at the neighborhood level. The property’s 1986 vintage is slightly older than the area’s average stock, creating potential for value-add renovations and targeted capital planning to enhance competitiveness against newer nearby inventory.
Safety metrics for this neighborhood trend below the national median, placing it behind many peer areas nationwide but still competitive among parts of the Miami region. Relative positioning within the metro should be interpreted alongside strong occupancy and income trends, which can help stabilize operations despite mixed safety indicators.
Recent data indicates property offenses have eased year over year, while violent-offense measures remain a watch item. As always, investors should pair neighborhood-level trends with on-site management practices, lighting, and access controls to support resident satisfaction and retention.
Proximity to several corporate offices supports a diverse employment base and commuting convenience for renters, with demand tied to homebuilding, energy logistics, transportation, healthcare, and chemicals—specifically Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (7.5 miles) — HQ
- World Fuel Services — energy & logistics (10.1 miles) — HQ
- Ryder System — transportation & logistics (13.4 miles) — HQ
- Johnson & Johnson — healthcare & consumer products (17.4 miles)
- Mosaic — chemicals & fertilizer (20.7 miles)
This 1986, 32-unit asset sits in a neighborhood with above-median school quality, strong occupancy, and rent levels that outpace national norms. Elevated ownership costs in the area underpin sustained renter reliance on multifamily housing, while household growth within a 3-mile radius indicates a larger tenant base even as average household size moderates. Based on CRE market data from WDSuite, these factors align with stable leasing and measured pricing power when paired with effective operations.
Given its slightly older vintage relative to nearby stock, the property presents value-add potential through interior modernization and selective systems upgrades, improving competitive positioning against newer deliveries. Investors should also account for safety metrics that trail national medians and lighter park/cafe amenities, balancing those risks against strong grocery/pharmacy access, solid schools, and a diversified employer base.
- Strong neighborhood occupancy and above-national rent levels support leasing durability
- Elevated ownership costs reinforce multifamily demand and potential pricing power
- 1986 vintage offers value-add upside via modernization and targeted capex
- Household growth within 3 miles expands the renter pool and supports absorption
- Watch items: below-median safety metrics and limited parks/cafes relative to other amenities