Opportunity Zone with significant tax benefits. Crime has dropped dramatically. Minimum entry prices. But still high-risk.
Liberty City / Brownsville represents a high-risk, high-reward opportunity in the Miami-Dade multifamily landscape. Entry prices between $120K-$180K per unit are among the lowest in the county, with cap rates of 6%-7% that reflect both the yield potential and the risk premium the market demands. Rent growth at 4.5% shows demand is building, but investors should underwrite conservatively.
One of Liberty City / Brownsville's advantages is its favorable expense profile. Insurance costs are approximately $1,100 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 $2,600 per unit per year. Operating expenses typically run 42% of gross rent in this submarket.
Liberty City / Brownsville serves a population of 30,000 with a median household income of $25,000. The walkability score of 55/100 and transit score of 55/100 reflect its urban character. Crime grade D and school rating C- factor into tenant quality and retention. Vacancy at 5.5% is within normal range for the submarket.
For multifamily investors evaluating Liberty City / Brownsville in 2026, the entry point ranges from $120K to $180K per unit. Opportunity Zone with significant tax benefits. Crime has dropped dramatically. Minimum entry prices. But still high-risk. Investors comparing this zone against the broader Miami-Dade market should weigh the 6%-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.
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