| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 24th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10400 SW 216th St, Cutler Bay, FL, 33190, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1995 |
| Units | 30 |
| Transaction Date | 2011-10-21 |
| Transaction Price | $7,800,000 |
| Buyer | HAINLIN MILLS PRESERVATION LP |
| Seller | HAINLIN MILL APARTMENTS ASSOCIATES LTD |
10400 SW 216th St Cutler Bay Multifamily Investment
Neighborhood occupancy trends and renter depth indicate durable tenant demand, according to WDSuite s CRE market data. Expect steady leasing supported by a high renter-occupied share in the surrounding area, with pricing power balanced by local affordability considerations.
This Inner Suburb location in Miami-Dade benefits from strong daily-needs access. Caf e9 and childcare availability rank competitive among Miami Miami Beach Kendall neighborhoods (ranks 76 and 86 out of 449, respectively) and sit in the top quartile nationally, while grocery options are also above average (74th national percentile). Restaurant density is similarly strong (90th percentile). By contrast, nearby parks and pharmacies are limited within the immediate neighborhood, which investors should weigh against the area s everyday convenience.
Neighborhood apartment occupancy is approximately 95% (71st national percentile), supporting stable operations relative to national norms. The neighborhood s renter-occupied share is elevated (97th national percentile), indicating a deep tenant base and consistent leasing velocity for multifamily assets. Median home values and the value-to-income ratio trend toward a higher-cost ownership market (national value-to-income percentile near the upper range), which typically sustains rental demand and supports retention.
Within a 3-mile radius, demographics point to a growing and diversifying renter pool. Population and households expanded over the last five years, with forecasts calling for further population growth and a substantial increase in households as average household size trends lower. Rising median and mean household incomes, alongside measured rent growth, suggest capacity for continued demand formation; investors should still monitor rent-to-income levels to manage retention and exposure to affordability pressure.
The property s 1995 construction is newer than the neighborhood s average vintage (1978), providing a relative competitive edge versus older stock. Investors may still plan for targeted modernization and system updates typical of late-1990s assets to enhance positioning against both older and newer deliveries.
Safety compares slightly below the metro median (crime rank 259 out of 449 neighborhoods), and sits below the national median (around the 40th percentile for safety). Recent trends are improving: estimated violent and property offense rates declined year over year, with improvement measures scoring in the upper national percentiles. Investors can factor these directional gains alongside on-the-ground diligence and property-level controls.
Regional employment anchors within commutable distance support workforce housing demand and lease retention. Notable nearby corporate offices include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar corporate offices (14.5 miles) HQ
- World Fuel Services corporate offices (16.9 miles) HQ
- Ryder System corporate offices (20.9 miles) HQ
- Mosaic corporate offices (22.5 miles)
- Johnson & Johnson corporate offices (23.6 miles)
Positioned in Cutler Bay with neighborhood occupancy around 95%, the asset is supported by a notably high renter-occupied share and a services-rich context for daily needs. According to CRE market data from WDSuite, the area s national percentiles for occupancy and amenities point to durable demand relative to many U.S. neighborhoods, while a higher-cost ownership landscape tends to reinforce reliance on multifamily housing. The 1995 vintage is newer than the local average, offering competitive positioning versus the 1970s-era stock common nearby, with potential value-add via targeted modernization.
Within a 3-mile radius, population and household counts have grown and are projected to expand further as household sizes trend smaller, broadening the tenant base over time. Income growth and measured rent increases support future leasing, although rent-to-income levels and mid-pack safety performance warrant prudent lease management and continued property-level security practices.
- Occupancy and renter depth above national norms support stable leasing
- 1995 construction competes well versus older neighborhood stock with targeted upgrades
- 3-mile radius shows population and household growth, expanding the tenant base
- Higher-cost ownership market underpins rental demand and potential retention
- Risks: affordability pressure (rent-to-income) and below-median safety require active management