Kendall / The Crossings

Kendall / The Crossings remains a stable but fully-priced multifamily submarket in Miami-Dade County. Cap rates have compressed to 5.2%-5.7%, reflecting strong demand but limited upside for new investors. Average rents of $2,200/month and 70% five-year appreciation tell the story of a market that has already run significantly. Rent growth at 2% suggests the upward momentum is decelerating.

One of Kendall / The Crossings's advantages is its favorable expense profile. Insurance costs are approximately $1,200 per unit annually — well below the county's coastal zones where premiums reach $2,200-$2,800 per unit. The X (Bajo) flood designation keeps insurance risk low, and with a millage rate of 21.08, property taxes come in at $3,800 per unit per year. Operating expenses typically run 38% of gross rent in this submarket.

With a population of 80,000 residents and a median household income of $72,000, Kendall / The Crossings generates substantial organic demand for rental housing. The zone scores 30/100 for walkability and A- for safety, with schools rated A-. Current vacancy stands at 5%, roughly in line with the county average. Limited new construction (500 units in pipeline) helps protect existing property values.

For multifamily investors evaluating Kendall / The Crossings in 2026, the entry point ranges from $240K to $310K per unit. Stable, family-oriented, safe. But moderate cap rate and low walk score. Slow rent growth. No dramatic upside. Ideal for conservative investor. Investors comparing this zone against the broader Miami-Dade market should weigh the 5.2%-5.7% cap rate against the county-wide range of approximately 3.8% (Key Biscayne) to 7.5% (Florida City), and factor in the significant variation in insurance and tax burden across the county's 34 investable zones.