| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 33rd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10900 SW 196th St, Cutler Bay, FL, 33157, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1974 |
| Units | 112 |
| Transaction Date | 2007-04-17 |
| Transaction Price | $159,000 |
| Buyer | CUTLER GARDENS APARTMENTS LLC |
| Seller | FIRST CUTLER GARDENS LLC |
10900 SW 196th St, Cutler Bay Multifamily Investment
Inner-suburb location with strong renter demand and stable neighborhood occupancy, according to WDSuite’s CRE market data. The 112-unit scale offers operational leverage in a Miami-Dade submarket that supports consistent leasing.
The property sits in an Inner Suburb of the Miami-Miami Beach-Kendall metro, where the neighborhood rates B+ and is competitive among 449 metro neighborhoods. Amenity density is a clear positive: groceries, restaurants, cafes, parks, and childcare options rank high nationally, which supports day-to-day livability and helps with resident retention.
Neighborhood occupancy trends are healthy, with the area’s occupancy around the upper half of U.S. neighborhoods and steady over the past five years (based on CRE market data from WDSuite). The local renter-occupied share of housing units is elevated, signaling a deep tenant base and durable demand for multifamily units.
Within a 3-mile radius, household counts have increased in recent years and are projected to grow further, even as average household size trends lower. That combination typically expands the renter pool and supports occupancy stability. Median household incomes in the 3-mile area have risen and are forecast to continue increasing, which can underpin rent growth while improving leasing resilience.
Ownership costs in the neighborhood are relatively high versus incomes in the metro context, which tends to reinforce reliance on rental housing and can support pricing power. At the same time, elevated rent-to-income signals localized affordability pressure, so disciplined lease management and unit mix positioning remain important.
Safety indicators for the neighborhood are around the metro median among 449 Miami-area neighborhoods and sit below the national average. Trends are mixed but improving: property offenses show a notable year-over-year decline and violent offense rates have eased modestly, according to WDSuite’s market data. For investors, the directional improvement helps, while a prudent focus on security features and on-site management remains advisable.
Proximity to corporate employers supports workforce housing demand and commute convenience for residents. Nearby anchors include Lennar, World Fuel Services, Ryder System, Mosaic, Johnson & Johnson, and AutoNation, which together provide diversified white-collar and operations roles across the Miami region.
- Lennar — homebuilding HQ (13.3 miles) — HQ
- World Fuel Services — energy & logistics HQ (15.7 miles) — HQ
- Ryder System — transportation & logistics HQ (19.7 miles) — HQ
- Mosaic — corporate offices (21.9 miles)
- Johnson & Johnson — corporate offices (22.5 miles)
Built in 1974, the asset is older than the neighborhood’s average vintage, pointing to potential value-add through targeted renovations and system upgrades. Scale at 112 units supports operating efficiency and the ability to sequence capital projects while maintaining occupancy. According to CRE market data from WDSuite, neighborhood occupancy is solid and amenity access is strong, while high relative ownership costs tend to sustain renter demand.
Investor considerations include a very high rent-to-income backdrop that calls for thoughtful pricing and retention strategies, and safety metrics that are closer to the metro median but still below national averages despite recent improvement. Forecast growth in households and incomes within 3 miles suggests a larger tenant base over time, supporting long-run leasing stability.
- 112-unit scale enables operating leverage and revenue management
- 1974 vintage offers value-add and modernization upside
- Strong neighborhood amenity access supports retention and leasing
- Household and income growth within 3 miles expands the renter pool
- Risks: elevated rent-to-income pressures and safety below national average; require disciplined management