| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10407 Old Cutler Rd, Cutler Bay, FL, 33190, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $3,000,000 |
| Buyer | OLD CUTLER VILLAGE PHASE 2 LLC |
| Seller | OLD CUTLER VILLAGE APARTMENTS LTD |
10407 Old Cutler Rd Cutler Bay Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and high occupancy, according to WDSuite’s CRE market data. Strong housing metrics and a sizable renter base suggest durable income potential in this South Miami-Dade inner-suburb location.
Cutler Bay’s inner-suburb setting supports workforce-oriented demand, with neighborhood occupancy reported around 98.1% and a meaningful share of units renter-occupied (both metrics reflect the neighborhood, not the property). Housing indicators are strong — the neighborhood’s housing score sits in the top quartile nationally — pointing to resilient leasing conditions and consistent absorption.
Within a 3-mile radius, the population has grown in recent years and is projected to expand further, while households increase and average household size trends lower. For investors, that typically translates to a larger tenant base and more renters entering the market, supporting occupancy stability and lease-up performance for small and mid-sized assets.
Ownership costs in the neighborhood are elevated relative to many national peers, and the value-to-income profile signals a high-cost ownership market. In investor terms, that tends to sustain demand for multifamily rentals and can aid retention, while the neighborhood rent-to-income ratio points to manageable rent levels that support collections and renewal outcomes.
Amenity density in the immediate neighborhood is limited in the data (few cafes, groceries, parks, or restaurants per square mile), so residents likely rely on nearby corridors for daily needs. For investors, that puts greater emphasis on property-level convenience and management quality to drive leasing — an important nuance for underwriting and commercial real estate analysis.
The asset’s 2003 vintage is older than the neighborhood’s average construction year (2011), creating potential value-add via targeted interior updates and building systems planning to remain competitive with newer stock while leveraging the area’s high occupancy and renter demand.
Safety indicators place the neighborhood around the metro middle (crime rank approximately 254 among 449 Miami-area neighborhoods) and below the national average on comparative measures. National percentiles for reported offenses tend to fall in the upper-30s to mid-40s, indicating the area is less safe than many neighborhoods nationwide, though not among the lowest tiers.
Recent neighborhood estimates show modest year-over-year increases in both property and violent offenses. Investors typically account for this with security lighting, access controls, and resident engagement, and by tracking trendlines alongside leasing outcomes rather than relying on a single-year snapshot.
Regional employment is supported by major corporate offices within commuting distance, which can reinforce renter demand and retention for workforce-oriented properties. Notable nearby employers include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar — homebuilding corporate offices (14.8 miles) — HQ
- World Fuel Services — energy & logistics corporate offices (17.2 miles) — HQ
- Ryder System — transportation & logistics corporate offices (21.2 miles) — HQ
- Mosaic — corporate offices (22.8 miles)
- Johnson & Johnson — healthcare products corporate offices (23.9 miles)
This 24-unit, 2003-vintage asset benefits from a neighborhood profile characterized by high occupancy and a sizable renter-occupied housing share, supporting income stability. According to CRE market data from WDSuite, the neighborhood shows strong housing indicators and rent levels that are balanced against incomes, while elevated ownership costs in the area tend to sustain reliance on rental housing. Within a 3-mile radius, population and households are expanding, with smaller average household sizes that typically broaden the renter pool.
The property is older than the neighborhood’s average construction year, which creates value-add potential through targeted renovations and systems modernization to stay competitive with newer stock. Amenity density appears limited within the immediate neighborhood, so on-site convenience and management execution become more material to leasing — a manageable risk where underwriting includes modest capital planning and active asset management.
- High neighborhood occupancy and meaningful renter concentration support leasing stability
- Elevated ownership costs reinforce multifamily demand and can aid retention
- 3-mile population and household growth expand the tenant base over time
- 2003 vintage offers value-add potential via targeted updates and systems planning
- Risks: below-average national safety metrics and lower amenity density require proactive management