| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 53rd | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11201 NW 89th St, Doral, FL, 33178, US |
| Region / Metro | Doral |
| Year of Construction | 2011 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11201 NW 89th St Doral Multifamily Investment
Positioned in Doral, the asset benefits from steady neighborhood occupancy and a sizable renter base, according to WDSuite’s CRE market data. Nearby corporate employment and a high-cost ownership landscape support durable leasing fundamentals.
The property is set within Doral’s Urban Core, where neighborhood occupancy trends indicate stable renter demand, based on CRE market data from WDSuite. Renter-occupied housing accounts for a substantial share of neighborhood units, reinforcing depth in the tenant base for professionally managed communities.
Livability signals are mixed. Cafe density ranks competitively (97 out of 449 metro neighborhoods), placing the area among stronger quick-service nodes locally, while grocery stores, parks, and pharmacies are less concentrated within the immediate neighborhood footprint. Average school ratings track near the national midpoint, offering serviceable options but not a decisive draw.
The local stock skews relatively new for the metro (neighborhood average year 2007), and this asset’s 2011 vintage supports competitive positioning versus older product. Investors should still underwrite routine capital planning for aging systems and selective modernization to meet current renter expectations.
Within a 3-mile radius, demographics show population and household growth over the last five years, with household sizes trending smaller. This broadens the renter pool and supports occupancy stability and lease-up predictability for multifamily assets.
Home values sit in a higher national percentile, creating a high-cost ownership market that tends to sustain multifamily demand. This can support pricing power and renewals, while calling for attentive lease management where rent-to-income ratios suggest potential affordability pressure for certain renter cohorts.
Safety indicators are mixed and best assessed comparatively. The neighborhood ranks 386 out of 449 Miami metro neighborhoods for overall crime, which signals below-average safety versus many local peers. Nationally, violent offense rates are near the middle (around the 53rd percentile), while property offenses trend slightly below the national midpoint (about the 47th percentile), based on WDSuite data.
Year-over-year readings indicate an uptick in both violent and property offenses at the neighborhood level. Investors may wish to incorporate trend monitoring and typical Urban Core measures (lighting, access control, and resident engagement) and align insurance and security assumptions with peer assets.
The area draws from a concentrated corporate base that supports workforce housing demand and commute convenience, including Ryder System, World Fuel Services, Lennar, Johnson & Johnson, and Mosaic.
- Ryder System — logistics & transportation (1.0 miles) — HQ
- World Fuel Services — energy & fuel services (3.4 miles) — HQ
- Lennar — homebuilding (5.5 miles) — HQ
- Johnson & Johnson — healthcare/medtech offices (6.1 miles)
- Mosaic — fertilizer & commodities offices (16.3 miles)
Built in 2011, this 44-unit asset aligns with the submarket’s relatively young inventory, offering competitive positioning versus older product while leaving room for selective updates to enhance rentability. Neighborhood occupancy is steady and the renter-occupied share is meaningful, supporting a broad tenant base. Within a 3-mile radius, ongoing population and household growth point to renter pool expansion that can support occupancy stability and renewal performance.
Home values track high for the area, reinforcing renter reliance on multifamily housing and helping sustain demand. According to WDSuite’s commercial real estate analysis, livability is anchored by strong cafe density and proximity to major employers, while amenity gaps (grocery/parks) and mixed safety readings warrant conservative underwriting and active property management.
- 2011 vintage provides competitive positioning with potential to capture value through targeted modernization
- Stable neighborhood occupancy and sizable renter-occupied share support leasing durability
- 3-mile population and household growth expand the tenant base, aiding retention and lease-up
- High-cost ownership environment tends to sustain multifamily demand and pricing power
- Risks: mixed safety trends and amenity gaps; incorporate prudent OpEx, security, and lease management