| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 48th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7900 SW 210th St, Cutler Bay, FL, 33189, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 2004 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7900 SW 210th St, Cutler Bay Multifamily Investment
Neighborhood occupancy is firm and renter demand is supported by a high share of renter-occupied housing, according to WDSuite s CRE market data. The property s 2004 vintage positions it competitively versus older local stock, aiding leasing durability.
Set in Cutler Bay within Miami-Dade s south suburban corridor, the property benefits from stable neighborhood fundamentals and a renter-heavy housing base. Renter-occupied units make up roughly seven in ten homes locally, which points to a deeper tenant pool and supports lease-up and renewal prospects for multifamily operators.
The neighborhood s occupancy rate trends above the national median, and median asking rents in the area have advanced over the past five years, per commercial real estate analysis from WDSuite. Within a 3-mile radius, household counts have grown and are projected to rise further, indicating a larger tenant base and reinforcing demand for rental units. Population growth over the next five years is also expected, which should support occupancy stability.
The property s 2004 construction is newer than the neighborhood s average vintage (1986), suggesting a relative competitive edge versus older assets, with potential for targeted renovations to refresh interiors and building systems as part of a value-add plan. Average school ratings land modestly above the national midpoint, supporting family appeal, while local retail density inside the immediate neighborhood is limited; residents typically rely on nearby corridors for groceries, dining, and services.
Ownership costs run elevated relative to local incomes in the neighborhood context, which tends to sustain reliance on rentals and can bolster pricing power. At the same time, rent-to-income levels signal affordability pressure for some renter households, so asset management should balance rent growth with retention to protect stabilized occupancy.
Neighborhood safety indicators trend above the national median, based on WDSuite s data, with recent year-over-year declines in both violent and property offense estimates. This trajectory supports leasing stability and resident retention without overstating block-level conditions.
Compared with neighborhoods nationwide, the area reads on the safer side overall, and the downward trend in estimated incidents over the last year is a constructive signal for long-term multifamily operations. As always, investors should pair these directional metrics with on-the-ground diligence.
Proximity to major employers across homebuilding, energy, logistics, and healthcare supports a broad commuter renter base and helps underpin leasing and retention. Nearby anchors include Lennar, World Fuel Services, Mosaic, Ryder System, and Johnson & Johnson.
- Lennar homebuilding (14.4 miles) HQ
- World Fuel Services energy & logistics (16.6 miles) HQ
- Mosaic chemicals & fertilizers (20.6 miles)
- Ryder System transportation & logistics (20.8 miles) HQ
- Johnson & Johnson healthcare products (22.9 miles)
This 72-unit asset, built in 2004, offers a relatively newer vintage versus much of the surrounding stock, helping competitive positioning while leaving room for selective modernization. Strong renter concentration and neighborhood occupancy above national norms point to depth of demand and leasing durability, while elevated ownership costs in the local context reinforce reliance on multifamily housing. According to CRE market data from WDSuite, household growth within a 3-mile radius and projected renter pool expansion support a steady demand backdrop.
Key considerations include managing rent-to-income pressures to support retention and acknowledging limited amenity density in the immediate neighborhood, which puts more emphasis on property-level features and access to nearby commercial corridors. Overall, the fundamentals support a long-term hold or value-add strategy focused on operational execution and targeted capital planning.
- Newer 2004 vintage versus neighborhood average, with potential value-add through targeted upgrades
- High share of renter-occupied housing supports depth of tenant base and occupancy stability
- 3-mile household growth and projected renter pool expansion underpin leasing and renewal prospects
- Elevated ownership costs locally reinforce rental demand and pricing power potential
- Risks: rent-to-income pressures and limited immediate amenity density require prudent lease and asset management