| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 61st | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9720 SW 184th St, Cutler Bay, FL, 33157, US |
| Region / Metro | Cutler Bay |
| Year of Construction | 2004 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9720 SW 184th St, Cutler Bay Multifamily Investment
Positioned in an inner-suburb pocket of Miami-Dade with strong amenities and a high-cost ownership market that supports renter demand, according to WDSuite’s CRE market data. Neighborhood-level occupancy trends should be evaluated alongside leasing strategy for durable performance.
Cutler Bay’s neighborhood cluster ranks 19 out of 449 metro neighborhoods (A rating), placing it among the most competitive areas in the Miami-Miami Beach-Kendall region for livability and investment fundamentals. Amenity access is a clear strength: restaurants, parks, cafes, pharmacies, and childcare density all sit in the top quartile nationally, which tends to support resident retention and leasing velocity for workforce and lifestyle renters.
Neighborhood statistics indicate that 47.3% of housing units are renter-occupied (above most U.S. neighborhoods by WDSuite measures), signaling a meaningful tenant base for multifamily. Neighborhood occupancy is 87.6% and has softened over the past five years; this is a neighborhood-level benchmark rather than a property metric and points to the importance of asset-level operations and marketing to outperform local averages.
Within a 3-mile radius, households have grown while average household size has trended lower, and WDSuite data projects further increases in households through 2028. This combination typically expands the renter pool and supports occupancy stability, even when overall population growth is modest.
Home values in the neighborhood are elevated versus national norms (top decile nationally) and value-to-income levels are high, which in practice reinforces reliance on rental housing and can support pricing power and lease retention for well-maintained properties. Median contract rents at the neighborhood level remain aligned with incomes (rent-to-income of roughly one-quarter), suggesting manageable affordability pressure that can aid renewals.
Safety signals are mixed and should be weighed thoughtfully. Compared with other Miami-Miami Beach-Kendall neighborhoods (449 total), this area ranks toward the weaker end on crime, and national benchmarking places it below average for safety. However, WDSuite indicates a notable year-over-year improvement in violent offense rates, a constructive trend to monitor over time.
Investors should underwrite security measures, lighting, and resident engagement programs relative to peer assets in the submarket, and consider how improving trends may support perception and leasing over the hold period.
Proximity to major corporate offices across Miami-Dade supports commuter convenience and a diversified renter base, notably in homebuilding, energy/logistics, transportation, chemicals, and healthcare.
- Lennar — homebuilding (12.3 miles) — HQ
- World Fuel Services — energy and logistics (14.6 miles) — HQ
- Ryder System — transportation and leasing (18.7 miles) — HQ
- Mosaic — chemicals corporate office (20.3 miles)
- Johnson & Johnson — healthcare corporate office (21.2 miles)
Built in 2004, this 23-unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older inventory while leaving room for pragmatic capital planning as systems age. The neighborhood’s top-tier metro ranking and strong amenity access underpin demand, while a sizable share of renter-occupied units signals depth in the tenant base. Elevated ownership costs in the area further sustain rental housing reliance, and rent burdens measured at the neighborhood level are generally manageable, supporting renewals and occupancy stability.
Based on commercial real estate analysis using CRE market data from WDSuite, neighborhood occupancy has softened, which argues for attentive leasing and asset management to outperform local averages. Forward-looking household growth within a 3-mile radius suggests a larger renter pool over time, offering a constructive backdrop for stabilized operations if the property maintains competitive finishes and service levels.
- 2004 vintage provides relative competitiveness versus older neighborhood stock, with targeted capex planning for systems and modernization.
- Strong amenity density and an A-rated neighborhood (19 of 449 metro neighborhoods) support leasing velocity and retention.
- Elevated ownership costs reinforce multifamily demand, while neighborhood rent-to-income levels indicate manageable affordability pressure.
- 3-mile household growth outlook expands the renter pool, aiding long-term occupancy stability.
- Risk: neighborhood-level occupancy softness and safety metrics require active leasing strategy and property-level security best practices.