Florida · MSA
Multifamily Acquisitions in South Florida
South Florida is a selective market for KADAK. Insurance premiums and price-per-door can destroy yield here faster than in any other Florida MSA — but the demand story (in-migration, employment, wage growth, credit-tenant depth) is real enough that we stay engaged on the deals that pencil. We're not a spray-and-pray coastal buyer; we're a disciplined one.
South Florida Buy Box
What we're buying in South Florida.
- Preferred asset class
- Class A-, B+, and select strong B multifamily below replacement cost
- Preferred unit count
- 100+ units preferred · 200+ units ideal
- Preferred vintage
- 1990+ vintage preferred (with post-Andrew wind-code review)
- Preferred deal size
- $25M – $150M+
- Target deal types
- Core-plus, light value-add, recapitalizations, assumable debt, portfolios, and select special situations
- Submarkets of interest
- Miami · Fort Lauderdale · West Palm Beach · Doral · Edgewater / Wynwood · Boca Raton / Delray
What we like
- Below replacement cost basis
- Inland or controlled-insurance locations
- Real employment nodes (not just population growth)
- Assumable or attractive in-place financing
- Rent mark-to-market with credible operator plan
- Recapitalization or partnership-restructure opportunities
What we avoid
- Coastal insurance traps
- Over-priced lifestyle deals
- Storm-risk casualness / stale insurance renewals
- Fantasy rent growth assumptions
- Property-tax underwriting based only on seller history
- Overbuilt nodes without a clear basis advantage
Who should contact us
Owners, sponsors, family offices, developers, and investment sales teams in South Florida with 100+ unit apartment communities that fit — or nearly fit — the buy box above. We prefer direct principal dialogue, current-bound insurance detail, and fast, honest feedback on whether the deal is a fit.
For Sellers
Thinking About Selling a Multifamily Property in South Florida?
Whether you're an owner, operator, family, sponsor, developer, or investment group navigating loan maturity, insurance renewal shock, capex fatigue, partnership changes, estate planning, recapitalization needs, or simply pruning a portfolio — KADAK is a direct, long-hold institutional buyer for the right South Floridacommunity. We move with clarity and confidentiality; if the asset fits, you'll hear it, and if it doesn't, you'll hear that too — quickly and with a real reason.
For Investment Sales
For Multifamily Brokers and Investment Sales Teams
KADAK is an active reviewer of brokered offerings, quiet listings, and best-and-final processes in South Florida. We value relationship-driven dialogue — early looks, portfolio conversations, and repeat business with teams we trust. When an asset fits the KADAK buy box, feedback is fast and specific. When it doesn't, we tell you why so your next call is a better one.
For Operators & PMs
For Property Managers and Local Operators
KADAK partners with best-in-class regional operators in South Florida on property management RFPs, takeover planning, insurance benchmarking, lease audits, capex diligence, and operating expense discipline. We rely on local operators for ground-level market feedback and expect the same underwriting rigor from our partners that we bring ourselves.
Market Brief
KADAK's View of the South Florida Multifamily Market
Demand Drivers
South Florida is a real institutional market — the deepest tenant demand in Florida for high-income, credit-tenant renters, and a genuinely global capital pool competing for A-quality assets. But two things gate our activity: insurance premiums have run through renewals at 20–40% year-over-year in many corridors, and per-door pricing on trophy A product no longer prices for a durable long-hold yield. We stay disciplined and engage only when both math out. Miami's finance migration (Citadel, Blackstone, Ken Griffin-led capital cluster), the sustained tech and family-office in-migration, and the credit-tenant base in Doral / Aventura / Brickell / Sunny Isles support renter demand that is qualitatively different from anywhere else in Florida. West Palm has become a genuine finance secondary. Fort Lauderdale carries a durable middle-tier renter base. Boca / Delray carry retention economics that few Florida submarkets match.
Renter Profile
South Florida's renter cohort is the kind that pays rent, renews, and treats an apartment community like a home — durable household incomes, real employment ties, and retention economics that survive a cycle.
Supply and Concession Risk
South Florida supply has been geographically concentrated (Edgewater, Wynwood, Fort Lauderdale, West Palm Class A). Where 2018–2022 vintage product has re-priced, we look hard. Where per-door still reflects 2021 assumptions, we pass.
Tax, Insurance, and Operating Risk
We underwrite South Florida insurance line-by-line: current bound quotes, named-storm carve-outs, deductible structure, and forward renewal path. Communities where the insurance line alone consumes 12–18% of gross rent are usually not investments — they're storage of capital at negative real yield. We say no fast on those. Agency is live but underwrites insurance conservatively. Life-co is selective on trophy Class A. We treat assumable low-coupon debt as a meaningful basis advantage — often the difference between a fit and a pass on South Florida A product. We're a live, disciplined buyer for South Florida assets where insurance and per-door price honestly. Selectivity is a feature, not a bug. Send packages; you'll get a real answer, fast.
Acquisition Fit
South Florida deals that fit KADAK are well-located, defensible-basis, institutionally reportable communities where the business plan is honest — core-plus, light value-add, recap, assumable debt, or a genuine special situation with a clear path to long-hold economics.
What KADAK Wants to See Before LOI
Before an LOI on South Florida, KADAK expects a complete OM, current rent roll, T-12, insurance-carrier quote, debt package, and time on-site. What we avoid: hero rent-growth pro formas, deferred-maintenance traps, weak submarket pockets, and any narrative that only works if the market keeps compressing.
Beyond the Public View
KADAK Multifamily does not rely on public web data alone for final acquisition decisions. Every deal that advances beyond initial screen requires the current rent roll, trailing-twelve financials, verified tax and insurance runs, third-party capex assessment, in-place debt documentation, submarket rent and sale comps, ownership and title verification, on-site property inspections, direct lender feedback, and formal investment committee review. Anything below is the acquisitions-team read that frames the conversation — not the underwrite.
South Florida Submarkets
Submarket pages under South Florida.
FAQ
South Florida multifamily — frequently asked.
Does KADAK buy multifamily properties in South Florida?+
Yes. KADAK Multifamily is an active reviewer of Class A-, B+, and strong B apartment communities in South Florida, including brokered offerings, off-market opportunities, recapitalizations, assumable-debt situations, and select special situations.
What size apartment communities does KADAK prefer in South Florida?+
In South Florida, KADAK targets 100+ unit communities (200+ ideal), 1990+ vintage preferred, in submarkets supported by real employment, controllable insurance exposure, and durable renter demand. Deal sizes generally range $25M–$150M+.
How does KADAK underwrite insurance in South Florida?+
Insurance is the primary underwriting variable in Florida. In South Florida, we bind current-market wind, named-storm, and flood quotes on every deal, stress the renewal path, and price the deal against the insurance line explicitly — never against a stale T-12 renewal.
Will KADAK review off-market multifamily deals in South Florida?+
Yes. Off-market and pre-market South Florida dialogue is handled confidentially. Complete packages (OM, T-12, current rent roll, in-place debt, current-bound insurance) receive principal-level feedback within 48–72 hours.
How do I submit a multifamily deal in South Florida?+
Use the submission form on this page or the main Submit a Deal page. Complete South Florida packages that fit the buy box receive principal-level feedback within 48–72 hours.
Submit a South Florida opportunity
Send us a South Florida multifamily deal.
Complete packages — OM, T-12, current rent roll, in-place debt, current-bound insurance — receive principal-level feedback within 48–72 hours. Off-market dialogue handled with strict confidentiality.