| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 3rd | Poor |
| Amenities | 9th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19300 SW 379th St, Florida City, FL, 33034, US |
| Region / Metro | Florida City |
| Year of Construction | 1983 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
19300 SW 379th St Florida City Multifamily Investment
Neighborhood-level occupancy has been resilient and renter-occupied share is high, supporting steady tenant demand according to WDSuite’s CRE market data.
Located in Florida City within the Miami–Miami Beach–Kendall metro, the property sits in a suburban neighborhood where day-to-day conveniences are limited inside the immediate area. Retail, grocery, cafes, and services are relatively sparse locally, suggesting residents may rely on nearby corridors for shopping and amenities. For investors, this points to a renter base that prioritizes value, larger floor plans, or proximity to employment over walkable retail.
Neighborhood-level occupancy trends are stable, and the rent-to-income ratio indicates manageable affordability pressure for tenants — dynamics that can support lease retention and reduce turnover risk. The local housing stock skews slightly newer than many parts of the metro, but this asset’s 1983 vintage is older than the neighborhood average of 1989, which may create value-add opportunity through targeted renovations, system upgrades, and common-area improvements.
Demographic statistics within a 3-mile radius show a modest population contraction in recent years alongside a slight increase in household count — a pattern consistent with smaller household sizes and shifting age mix. Forward-looking projections call for population growth and a notable increase in households by 2028, which would expand the local renter pool and support occupancy stability over the medium term, based on CRE market data from WDSuite. Current tenure within 3 miles is roughly balanced between owner- and renter-occupied units, with forecasts indicating a slight tilt toward renting — supportive of multifamily demand depth.
Relative to national norms, neighborhood amenities index lower, and educational options are mixed in the broader area. For commercial real estate investors, the takeaway is straightforward: leasing success is likely to hinge on competitive pricing, family-oriented layouts, and reliable property management rather than walkability. The property’s larger average unit sizes can align with demand from households seeking space at attainable rents, reinforcing leasing velocity even with fewer nearby amenities.
Safety indicators for the neighborhood trail broader metro and national benchmarks. Compared with the 449 neighborhoods in the Miami–Miami Beach–Kendall metro, this area performs below the metro median on overall safety. Nationally, the neighborhood sits below average safety percentiles, while property crime trends have been mixed year over year.
For investors, the implication is prudent underwriting around security measures, lighting, and visibility, plus close coordination with professional management to support resident comfort and asset preservation. Crime can vary block to block, so property-level controls and community engagement are often more impactful than neighborhood-wide averages.
Regional employment access includes several large corporate offices within commuting range, supporting renter demand through diverse white-collar and operations roles. The most relevant anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding HQ (26.3 miles) — HQ
- World Fuel Services — energy distribution HQ (28.9 miles) — HQ
- Ryder System — logistics & fleet management HQ (32.1 miles) — HQ
- Johnson & Johnson — healthcare products offices (36.1 miles)
- Mosaic — crop nutrition offices (36.4 miles)
This 66-unit, 1983-vintage asset in Florida City offers scale with larger-than-typical floor plans, which can appeal to families and multi-generational households seeking space at attainable rents. Neighborhood-level occupancy is healthy and the rent-to-income profile suggests manageable affordability pressure — a combination that supports tenant retention and day-one cash flow durability. According to CRE market data from WDSuite, the surrounding neighborhood shows high renter-occupied share, while 3-mile projections indicate population growth and a meaningful increase in household count by 2028, expanding the prospective renter base over time.
The vintage is older than the neighborhood average, pointing to potential value-add through interior updates, building systems modernization, and curb appeal enhancements to improve competitive positioning versus newer stock. Amenity scarcity nearby means leasing is more sensitive to pricing, unit livability, and professional management — factors within owner control that can offset the lack of walkable retail.
- Larger unit sizes support family-oriented demand and leasing stability
- Neighborhood occupancy and rent-to-income suggest solid retention potential
- 3-mile outlook shows population and household growth, expanding the renter pool
- 1983 vintage offers practical value-add via interiors and systems upgrades
- Risks: limited nearby amenities and below-metro safety metrics require proactive management