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Budding Urban Arts Hub Allapattah Getting Discounted Homes

The next up-and-coming arts hub in Miami, the gentrifying Allapattah neighborhood, is going to get something it desperately needs: a $47 million housing development with homes carrying leases local workers and lower-income residents can afford. The urban neighborhood, directly west of Wynwood, already has drawn many real estate developers that built homes at the going rate in Miami — which is double that of three years ago and out of reach for many people.

Centennial Management Corp. plans a seven-story building with 149 apartments called Stadium Towers Apartments. Residences will range from 600-square-foot one bedroom units to three-bedroom apartments covering 1,050 square feet. The mid-rise will sit adjacent to Centennial’s last development in the area called Miami Stadium Apartments. Single renters would qualify if they earn $47,810 per year — 70% of Miami-Dade’s median income of $68,300 — or less. All tenants would pay a discounted rent. Attainable housing is needed in Allapattah, said Mileyka Burgos-Flores, founder and CEO The Allapattah Collaborative CDC, a nonprofit organization focusing on sustainable community development. As a result of the area’s rapid and ongoing transformation, longtime residents are priced out. In a span of a decade, single-family homes that sold in the area for $100,000 now go for $400,000. Commercial buildings that closed for $300,000 can now fetch millions. Simultaneously, rents soared for commercial and residential tenants.

“We have the real workforce of Miami living in Allapattah,” Burgos-Flores said, saying a large number of residents work inervice jobs at Miami International, PortMiami, hospitals, warehouses and in the tourism and hospitality industry. Stadium Towers Apartments will be “more aligned with Miami housing needs,” she said. Construction should start in December, after building and demolition permits are secured. Completion is slated for early 2025.

The project will cost $47 million, including $29.4 million for construction. The county, state and the city — as of Thursday with a $1.8 million contribution — will chip in for a portion of tab for the development .

“It is an excellent location. There is a tremendous need for the community,” said Lewis Swezy, president of Centennial Management. “In Allapattah, rents have escalated 100% in the past three years.” Allapattah has a long history, said Seth Bramson, a Florida historian and lecturer at Barry University who has written 33 books, mostly on South Florida’s history.

Swezy expects high demand for his coming apartment building, since Miami Stadium Apartments has remained nearly fully leased since it was built in 2002.

“There’s a strong demand and there’s a lot of employment in the area,” the developer said. “There’s every reason to want to do it.”

 

Source:  Miami Herald

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Activists Demand Affordable Housing On Allapattah Land

Community leaders in Allapattah will call on Miami officials Thursday to incorporate affordable housing, green space and community services into a nearly 19-acre site poised for development.

Public Land for Public Good, a coalition of community groups, is holding a news conference with residents, church leaders and nonprofit Allapattah Collaborative CDC about potential changes to the city-owned site.

In 2019, the city invited developers to examine best uses for the property at Northwest 20th Street and 14th Avenue, which is sometimes referred to as the “GSA Lot.”

  • That same year, about 30 community groups formed Public Land for Public Good to raise concerns about rising costs and increasing gentrification in the working-class neighborhood.
  • They’ve asked city officials to include coalition members in the decision-making process for the land, but some say they feel their pleas are being ignored.

In July, commissioners received an unsolicited bid from South Florida real estate developer NR Investments, which proposed leasing the property for 99 years and building 2,500 apartments, a hotel, retail stores and offices in the area.

  • The city is now opening up public bidding for the land.

Coalition leaders have launched a petition asking that the city require any development to include:

  • Park and green space
  • 20% of housing units to be affordable for those earning 60-100% of the area median income, which is $68,300.
  • A community center.

 

Source:  Axios Miami

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Neology Secures Construction Loan For Third Apartment Community In Miami’s Allapattah

Neology Life Development Group, led by Lissette Calderon, announced that it has secured construction financing to build its third lifestyle-driven residential community in Miami’s historic Allapattah neighborhood. Located at 1470 NW 36th Street, “Fourteen Allapattah Residences” will deliver 237 apartments, along with 5,000 square feet of ground-floor retail, to one of Miami’s most dynamic emerging neighborhoods.

Berkadia secured a $57.5 million construction loan through lender Churchill Real Estate to build Fourteen Allapattah Residences, with groundbreaking expected this September. The property is located in a Qualified Opportunity Zone.

Neology’s portfolio now consists of more than 1,500 apartment units completed or under construction in Miami’s urban core, including The Julia, an upscale apartment community that will open in 2023, and Neology’s flagship Allapattah project, No. 17 Residences Allapattah, which opened in 2021 and leased up in record time.

“Fourteen Allapattah Residences is an important milestone,” said, Lissette Calderon, President and CEO of Neology Life Development Group. “It further establishes Neology’s commitment to Allapattah as the pre-eminent multifamily developer in the neighborhood with over 1,000 apartments recently completed or under construction. It also demonstrates our partners’ confidence in our business model and track record. Everything about this project – from the Opportunity Zone location to the attainable lifestyle component – makes good financial sense in today’s market. It’s an exciting time for Allapattah as we add another one-of-a-kind residential space to one of Miami’s original neighborhoods.”

She added, “To be able to bring this project to life with my partner America Opportunity Zone Advisors, led by my mentor and former Wharton Professor and head of Wharton Real Estate, Peter Linneman, along with his team of Jared Mintz and Kelley Brasfield, is a dream come true.”

Fourteen Allapattah Residences will consist of a 14-story building with 180 apartment units connected via a pool deck to a five-story building with 57 apartments including ground floor walk ups. It will offer studio, one- and two-bedroom units ranging 450 to 900 square feet. Apartments will feature European-inspired cabinetry, quartz countertops, energy efficient kitchen appliances, in-unit washer and dryer, energy efficient AC and heating systems, and smart home technology adaptors. Lifestyle amenities will include curated original artwork, a multipurpose lobby, media lounges and living rooms, a rooftop pool and clubhouse, poolside cabanas, coworking spaces, conference rooms, outdoor movie screen, an indoor and outdoor fitness and wellness center, with a yoga and cardio studio, dog park with dog wash area, bike storage, virtual concierge and smart package lockers, and a parking garage with electric car charging stations as well as a ride share lobby.

The property, which will open in early 2024, enjoys a highly visible location on NW 36th Street just 5 minutes west of Wynwood and 10 minutes east of the Miami International Airport, close to the health district, which is the country’s largest concentration of medical and research facilities after Houston. It is just a short walk from the Allapattah Miami Metrorail Station, the Rubell Museum, and SuperBlue.

The contractor for Fourteen Allapattah Residences is JAXI Builders, Inc.; the architect is Behar Font Architects; interior design is by designBAR; and Witkin Hultz Design is the landscape architect and GT Law provided legal counsel. Bilzin Sumberg Law’s Suzanne Amaducci-Adams and Manny Gonzalez led the transaction on behalf of the borrower.

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Longpoint Buys Shuttered Trailer Park In Allapattah

Industrial land is so scarce, a Boston-based developer picked up a former mobile home park in Miami’s Allapattah neighborhood for potential redevelopment.

An affiliate of Longpoint Realty Partners paid $16 million for a nearly 6-acre site at 2260 Northwest 27th Avenue, according to records. Formerly the River Park Trailer Court mobile home park, the property is near the Miami River and Miami International Airport.

Deme Mekras with MSP Group represented the seller, an entity with ties to North Miami real estate investor Israel Kopel. In 2009, The Kopel entity paid $2 million for the mobile home park that was completed in 1975, records show. Four remaining mobile home residents were evicted in June, court records show.

The property sold just below its asking price of $16.5 million, Mekras said. Longpoint did not respond to a request for comment, but Mekras said zoning allows the buyer to redevelop River Park into an industrial project.

In addition to the site’s size, River Park’s proximity to the airport, PortMiami and easy highway access made the property an attractive purchase for Longpoint, which specializes in the industrial sector, Mekras said.

Miami-Dade’s industrial sector is experiencing a land crunch, as inventory of developable land for new warehouses is diminishing across the county. A 2022 Commercial Industrial Association of South Florida (CIASF) outlook from earlier this year shows Miami-Dade has 1,300 acres left for potential industrial development that could run out in eight years.

As a result, warehouse builders are targeting potential redevelopment sites in Allapattah, Medley and other submarkets near the Airport West sector.

 

Source:  The Real Deal

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Miami-Dade Seeks Partners For Allapattah Redevelopment

Miami commissioners plan to issue an RFP for the city’s General Services Administration site at 1970 Northwest 13th Avenue and 1950 Northwest 12th Avenue in Allapattah.

The July decision to issue an RFP for that site came after Miami-based NR Investments made an unsolicited proposal to develop a mixed-use complex there with a hotel, offices, retail and multifamily, with some workforce housing. Upon accepting that plan, commissioners had to allow other developers to submit their own proposals for the site.

Miami-Dade is also calling on developers to overhaul the county’s Government Center headquarters in what could be one of South Florida’s biggest public-private ventures.

The county is seeking proposals for the 17-acre site, which includes the commissioners’ chambers and county administrative offices at 111 Northwest First Street. The property has 1.1 million square feet of government buildings, public parking and some retail, according to a request for proposals issued Tuesday.

The RFP allows for the construction of between 17 million and 23 million square feet of real estate. That does not include the government buildings, but the solicitation leaves the door open for some of those to be rebuilt.

Miami-Dade has given broad guidelines for its vision for the site, though it has emphasized the need for mixed-income housing by calling for high-rises to include both affordable and workforce housing. The RFP allows for a mix of uses such as hospitality, retail and educational facilities.

The county has set some thresholds for its own facilities, likely in case developers propose replacing the existing government buildings.

It wants to ensure that there will be 36,000 square feet for commissioners’ offices and conference rooms; 7,300 square feet for the chambers; 60,000 square feet of offices for the parks department’s headquarters; a cultural campus where HistoryMiami Museum and the existing downtown library will be included; a day care; 45,000 square feet for recreation and wellness space; and 2,000 county-operated public parking spaces, according to the RFP.

The development site is connected to Government Center station, one of Miami’s main transportation hubs where the Metrorail, Metromover and county buses stop. As such, the RFP calls for an intermodal terminal that connects to the station. The site is also walking distance from Brightline’s MiamiCentral station.

On a preliminary basis, the county is eyeing a 99-year agreement with the developer that submits the winning proposal.

The entire site spans 11 properties, including the Hickman office building at 275 Northwest Second Street; a portion of the Cultural Plaza, which includes HistoryMiami, at 20 Northwest First Avenue; the parking lot at the Children’s Courthouse at 155 Northwest Third Street; and county fleet parking locations at 120 and 150 Northwest Second Avenue.

Government Center, which actually spans 28 acres, includes three properties that were carved out from the RFP. They are the old, historically designated civil courthouse at 73 West Flagler Street; the site where the new courthouse is being developed at 101 West Flagler Street; and the North River Towers at 395 Northwest First Street and 24 Northwest North River Drive, which is subject to a separate county RFP.

 

Source:  The Real Deal

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NR Investments Files Proposal To Build Mixed-Use Complex In Allapattah

NR Investments wants to develop a massive mixed-use complex on Miami’s General Services Administration site in Allapattah.

Ron Gottesmann and Nir Shoshani’s development company filed a proposal for a 99-year lease and redevelopment of the city-owned 18-acre property at 1970 Northwest 13th Avenue and 1950 Northwest 12th Avenue, according to the application. The property is just south of the Santa Clara Metrorail station.

NR Investments wants to build 2,500 apartments; 300 hotel keys; 200,000 square feet of office space; and 100,000 square feet of retail, the plans show. As part of the multifamily portion, 500 units will be workforce housing for households earning from 100 percent to 140 percent of the area median income. The proposal calls for roughly 5 acres of open public greenspace.

The application does not specify the heights of the buildings, but does say the project won’t require changes to the site’s existing zoning. Currently, towers of up to 30 stories, or buildings with eight stories for podiums and 22 stories for the main portion of the towers, are allowed.

NR Investments’ submitted the application in late May as an unsolicited proposal for the public property, meaning the city has to allow other developers the opportunity to file redevelopment plans.

On Thursday, Miami commissioners unanimously voted to accept NR’s application, a symbolic decision showing they are not rejecting it, and agreed to issue formal requests for proposals. The official RFP will be issued in 45 days and allow another 45 days for applications submittals.

NR’s project envisions various public spaces, such as a “study house” for after-school, continuing education and job-training programs, as well as a community market with a stage for public events, and a promenade with food and retail stands, the application shows. The redevelopment also would breathe life into the Santa Clara station, which NR said has the lowest ridership out of all Metrorail stops.

The 5 acres of public parks will include a dog park, community gardens and possibly an urban farm.

DPZ CoDesign is the project’s architect.

NR proposes rental payments to the city that would add up to $1.5 billion for the land lease over the 99 years, the filed materials show.

The Miami GSA site currently is used for city services such as printing, and for the storage of trucks. It also has a fire rescue station on the northeast corner of the site. Under NR’s plan, the station would be moved elsewhere along Northwest 20th Street.

Among the issues commissioners discussed is that the GSA site is one of several locations designated for the creation of public park space to make up for the greenspace that will be lost by the development of Miami Freedom Park soccer stadium. Under city rules, a developer that builds over park space has to recreate it elsewhere.

NR’s proposal calls for slightly less than the 6.8-acre greenspace that must be recreated on the site to make up for what is lost from the Miami Freedom Park project.

Overall, this is something that can be fixed as the redevelopment plans move forward, some of the commissioners said.

“I don’t think that at this moment we need to determine down to the inch,” said commission chair Christine King.

Miami-based NR is among the firms that redeveloped the city’s Arts & Entertainment District. Its projects there include the 38-story Canvas condominium at 1630 Northeast First Avenue, and Filling Station Lofts, an 81-unit rental building at 1657 North Miami Avenue.

This year, NR started building the 29-story Uni Tower with 252 workforce and affordable rental units at 1642 Northeast First Avenue.

 

Source:  The Real Deal

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8-Story Building Proposed In Allapattah

A developer has proposed an 8-story self-storage facility in the Allapattah neighborhood of Miami.

The city’s Urban Development Review Board on Wednesday will consider plans for the 16,706-square-foot site at 760 N.W. 21st St. Mlab International LLC, managed by Ricardo Ordonez and Luis Farjardo in Miami, purchased the property for $875,000 in 2020. It previously had an automotive business.

Farardo said he is the developer and will handle construction, while Ordonez is his partner. He said Public Storage will manage the facility.

The building would total 103,819 square feet, with 2,138 square feet of ground-floor retail and the rest of the space for self-storage. There would be 12 parking spaces.

Blitstein Design Architects in Coral Gables designed the project. Marin Mitrasinovic of Canada was hired to create a mural on two sides of the building.

The occupancy of self-storage facilities in the area is 98% and rental rates continue increasing, Farardo said.

“As more and more multifamily projects are delivered in Wynwood and Allapattah, demand grows,” he said. “Additionally, many residential units delivered are smaller in size, including several micro units.”

Many experts say Florida is among the top markets in the nation for self-storage.

According to RentCafe, there was 4 million square feet of self-storage space set to come online in South Florida in 2022, a 30% increase over deliveries in 2021. That compares to 40 million square feet of existing self-storage space. Rents have surged 17% over the past 12 months with an average cost of $168 for a 10-by-10-foot unit.

South Florida has the fifth-most self-storage construction in the nation.

 

Source:  SFBJ

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Moishe Mana Pays $16M For Commercial Assemblage In Allapattah

Moishe Mana fattened up his Allapattah portfolio with a $16 million acquisition of properties.

An entity controlled by Mana, one of the largest landowners in Allapattah, Wynwood and downtown Miami, acquired 10 properties along Northwest Seventh Avenue between 28th and 29th streets, according to property records.

The parcels include Las Rosas bar and lounge at 2898 Northwest Seventh Avenue, four retail buildings at 2800, 2820, 2840 and 2850 Northwest Seventh Avenue and a former grocery market at 728 Northwest 29th Street. The four other properties are a single-family house at 731 Northwest 28th Street, a single-story warehouse at 753 Northwest Seventh Avenue and parking lots at 719 Northwest 28th Street and 2810 Northwest 7th Avenue.

The seller, two entities managed by Ari Dispenza, James Quinlan, and Douglas H. Levine, paid about $4.1 million for the properties between 2014 and 2016, records show. The buildings were constructed between 1925 and 1974.

 

Source:  The Real Deal

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Truck Sales Lot With Potential For 400 Rental Units Sold In Allapattah Neighborhood

A truck sales lot in the Allapattah neighborhood is slated for redevelopment after it was sold for $9 million.

Land Trust Service Corp. No 2479-36, of Lake Wales, sold the 3.08-acre site at 2479 N.W. 36th St. to Bindi Investments LLC, managed by Copag Registered Agents in Miami. Cesar Carasa of One Stop Realty represented the seller in the deal.

The property last traded in 2016, when it was seized following a foreclosure lawsuit. It operated as a truck and heavy equipment dealership.

Carasa said the property is certainly headed for redevelopment under the new ownership. The T6-8-O zoning permits eight stories and 140 units per acre, so there could be over 400 units on the site. He noted it’s four blocks west of the Earlington Heights Metrorail Station, so a developer could petition for a parking space reduction to encourage mass transit ridership.

“It will probably be developed with rental units,” Carasa said. “Land like this would cost $20 million or $30 million in Brickell. This is great for people who can’t rent in Brickell. They will come to this area because the rent is a little lower.”

 

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Rubells Expand Allapattah Art Space With $11M Industrial Building Purchase

SVN Commercial Realty completed the sale of 1090 NW 23rd Street in Miami, a 45,711-square-foot free-standing industrial property located on 1.49 acres in Allapattah to 1090 NW 23 Associates II, LLC, an entity managed by Jason Rubell and Mera Rubell, for $10.7 million.

Joel A. Kattan, SIOR and Anthony Peragine with SVN Commercial Realty represented the seller, Carrera Family Investments, Inc, and were the only brokers involved in the transaction.

The property was the former headquarters of the family-owned and operated Rex Discount which has since moved its operations to a 122,000-square-foot facility located at 3690 NW 62nd Street in Miami. Kattan and Peragine also represented the Carrera Family in that purchase in February of 2021.

“It has been an absolute honor to represent our clients in this sale, which is our fourth completed transaction with the Carrera family,” said Kattan. “We look forward to continuing our relationship with them. The property is located in the Allapattah submarket of Miami where explosive growth is taking place and it’s next door to the Rubell Museum, making the Rubell family the ideal buyers.”

 

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