| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 33rd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11100 SW 196th St, Cutler Bay, FL, 33157, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1982 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | $2,362,500 |
| Buyer | CUTLER GLEN LLC |
| Seller | CUTLER GLEN ASSOCIATES LTD C |
11100 SW 196th St, Cutler Bay FL Multifamily Value-Add
Neighborhood occupancy has held in the low-to-mid 90s with a deep renter base, pointing to durable leasing and repositioning potential, according to WDSuite’s CRE market data. An older 1982 vintage relative to nearby stock suggests practical renovation upside if capital is timed to demand.
Situated in Cutler Bay within the Miami-Miami Beach-Kendall metro, the neighborhood is competitive among 449 metro neighborhoods (ranked 136th) with a B+ rating. Amenity access is a local strength: grocery and restaurant density rank in the upper tiers nationally, and parks access trends well above average. These features help support day-to-day livability and reinforce renter appeal for workforce and family households.
Neighborhood occupancy has trended upward over the past five years and sits in the low-to-mid 90s, supporting leasing stability. Renter concentration is high (88.9% of occupied housing units are renter-occupied at the neighborhood level), indicating a sizable tenant base for multifamily properties and consistent turnover opportunities for renovated product.
Within a 3-mile radius, household counts have grown and are projected to expand further as average household size declines, effectively broadening the tenant pool and supporting absorption of updated units. Median contract rents in the 3-mile area have risen over time, and forecasts point to continued growth alongside incomes, which can underpin steady renewal and lease-up, based on CRE market data from WDSuite.
Ownership remains relatively high-cost versus incomes at the neighborhood level (value-to-income metrics sit in upper national percentiles), which tends to sustain reliance on rental housing. That said, rent-to-income ratios are elevated locally, so operators should emphasize unit mix, finish level, and resident services that support retention and reduce turnover risk while maintaining pricing power.
The property’s 1982 construction is older than the neighborhood’s average vintage (early 1990s). For investors, this points to targeted capital needs—mechanicals, interiors, and curb appeal—that can position the asset competitively against newer stock while capturing value-add rent premiums.
Safety indicators for the neighborhood track around the metro middle (crime rank 226 out of 449 Miami-area neighborhoods), and below the national median by percentile. Importantly, trend data shows improvement: estimated property offenses have fallen sharply year over year and violent offense rates have eased, placing the neighborhood in stronger national percentiles for recent improvement compared with many areas.
Investors should frame underwriting with responsible assumptions—leaning on onsite visibility, lighting, and access controls—while recognizing that recent downtrends suggest potential for stability if these improvements persist.
Proximity to major corporate offices supports a diversified employment base and practical commute options for residents, reinforcing renter demand. Key nearby employers include Lennar (homebuilding), World Fuel Services (energy services), Ryder System (transport & logistics), Mosaic (chemicals), and Johnson & Johnson (healthcare).
- Lennar — homebuilding HQ (13.2 miles) — HQ
- World Fuel Services — energy services (15.6 miles) — HQ
- Ryder System — transport & logistics (19.6 miles) — HQ
- Mosaic — chemicals (22.0 miles)
- Johnson & Johnson — healthcare (22.5 miles)
11100 SW 196th St offers a straightforward value-add thesis in an inner-suburban location with strong amenity access and a deep renter pool. Neighborhood occupancy has held in the low-to-mid 90s with a high renter concentration, supporting steady leasing and renewal potential. Elevated ownership costs relative to incomes help sustain rental demand, while 3-mile demographics point to growing household counts and a larger tenant base as household sizes trend smaller.
Built in 1982, the asset is older than average for nearby stock, creating a clear path for targeted renovations to improve competitive positioning. According to WDSuite’s commercial real estate analysis, rents and household incomes in the broader area are set to advance, which can support achievable premiums for refreshed interiors and common areas. Operators should balance this upside with prudent affordability and retention management given locally elevated rent-to-income ratios.
- Occupancy stability and high renter concentration support durable leasing fundamentals.
- Amenity-rich inner suburb with grocery, dining, and parks density that reinforces renter appeal.
- 1982 vintage provides actionable value-add via interiors, systems, and curb appeal upgrades.
- 3-mile demographics indicate expanding households and a larger tenant pool to support lease-up.
- Risk: elevated rent-to-income ratios call for careful pricing and resident retention strategies.