| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 48th | Good |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11101 SW 200th St, Cutler Bay, FL, 33157, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 1972 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11101 SW 200th St Cutler Bay Multifamily Investment
Neighborhood occupancy is steady and ownership remains relatively costly for buyers, supporting durable renter demand in this inner suburb, according to WDSuite s CRE market data. The location s everyday convenience and workforce access position the asset for stable leasing with measured upside.
Located in Cutler Bay within the Miami-Miami Beach-Kendall metro, the property sits in an inner-suburb setting with balanced, needs-based retail and services rather than destination amenities. Restaurant density is a relative strength (top decile nationally), and pharmacy access is especially strong (near the top nationally), while parks, cafes, and grocery options are thinner within the immediate neighborhood. For investors, this mix supports day-to-day convenience and workforce housing appeal even if discretionary amenity depth is limited.
Neighborhood occupancy is solid at the area level, suggesting leasing stability in line with broader metro performance. Within a 3-mile radius, the renter-occupied share indicates a meaningful tenant base alongside a large cohort of owners, which can help sustain demand for professionally managed multifamily without overreliance on transient renters. Median home values are elevated for local incomes (high national percentile for value-to-income), which tends to reinforce reliance on rental housing and can support pricing power with prudent lease management.
Vintage matters: the asset s 1972 construction is older than the neighborhood s average stock (1990), pointing to potential capital planning around systems and interiors. That age profile also creates value-add flexibility where renovations can improve competitive positioning against newer product while targeting durable, needs-driven renter segments.
Demographic statistics aggregated within a 3-mile radius show population and household counts that have edged up recently, with projections pointing to further growth and smaller average household sizes over the next several years. This combination generally supports renter pool expansion and occupancy stability, with rent levels that have trended upward and are projected to continue rising, based on CRE market data from WDSuite.
Safety indicators are mixed. The neighborhood s crime rank sits below the metro median (ranked 253 among 449 Miami-area neighborhoods), and national comparisons place it below the midpoint overall. However, recent momentum is constructive: estimated property offenses declined meaningfully year over year (strong improvement percentile nationally), even as violent offense measures remain weaker on a national basis.
For underwriting, this profile suggests a prudent focus on security measures and resident experience while acknowledging the positive trend in property crime. Compare submarket and property-level data during diligence to validate consistency with these neighborhood-level indicators from WDSuite.
The resident employment base benefits from proximity to major corporate offices, supporting commute convenience and steady renter demand. Key nearby employers include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar — corporate offices (13.4 miles) — HQ
- World Fuel Services — corporate offices (15.9 miles) — HQ
- Ryder System — corporate offices (19.8 miles) — HQ
- Mosaic — corporate offices (22.2 miles)
- Johnson & Johnson — corporate offices (22.7 miles)
This 60-unit asset offers exposure to a stable, needs-based renter pool in an inner-suburban Miami location where homeownership costs are relatively high for local incomes. Neighborhood occupancy is consistent with broader metro performance, and nearby corporate employment underpins leasing durability. The 1972 vintage is older than surrounding stock and may warrant targeted CapEx; that same vintage also presents value-add opportunities to refresh interiors and systems to capture rent premiums versus dated peers.
According to CRE market data from WDSuite, area-level rents and household incomes have been trending upward, while 3-mile demographics point to continued household growth and a gradually expanding renter pool. Amenity depth favors essential services and restaurants over parks and cafes, aligning the asset with workforce demand. Key risks include modest neighborhood amenity gaps, below-average safety metrics despite recent improvement in property offenses, and potential affordability pressure as rents rise—factors best addressed through prudent underwriting and resident retention strategies.
- Inner-suburban location with steady neighborhood occupancy supporting leasing stability
- High ownership costs relative to incomes reinforce depth of renter demand
- 1972 vintage offers value-add potential via targeted renovations and system upgrades
- Proximity to major corporate offices supports retention and day-to-day convenience
- Risks: amenity gaps, below-average safety metrics, and affordability pressure as rents rise