| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 10th | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 33690 SW Redland Rd, Florida City, FL, 33034, US |
| Region / Metro | Florida City |
| Year of Construction | 2010 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
33690 SW Redland Rd Florida City Multifamily Investment
Strong renter concentration and above-median occupancy in the surrounding neighborhood support durable leasing fundamentals, according to WDSuite s CRE market data.
Florida City s inner-suburb location offers everyday conveniences with a notable concentration of grocery options nearby; the neighborhood ranks competitive among 449 Miami metro neighborhoods for grocery access and sits in the top quartile nationally. In contrast, parks, cafes, and restaurants are limited locally, so many residents may rely on short drives to adjacent areas for dining and recreation.
For investors, the rental market shows constructive signals. Neighborhood occupancy trends sit above national medians, and the share of renter-occupied housing is high relative to both the metro and the nation translating to a deeper tenant base and support for leasing stability. Median contract rents in the neighborhood track above the national midpoint, indicating sufficient pricing power for well-run assets without relying on premium positioning.
Demographic statistics aggregated within a 3-mile radius indicate population growth over the last five years and a sizable expansion in households, with smaller average household sizes. That combination typically broadens the renter pool and supports absorption for modest unit sizes. Forward-looking projections point to continued increases in population, households, and incomes, which can sustain demand for professionally managed multifamily communities.
School ratings in this neighborhood trend at the lower end nationally, which may shape unit mix performance for family-oriented product; however, workforce renter demand remains supported by proximity to employment corridors and essential retail. Affordability pressure, reflected in higher rent-to-income ratios than many U.S. neighborhoods, suggests prudent renewal and lease management will be important for retention.
Safety indicators are mixed. Compared with 449 neighborhoods across the Miami metro, the area ranks toward the higher-crime end of the spectrum; however, it performs above the national median on several safety measures. Property offense estimates improved materially year over year, while violent offense indicators ticked up modestly. Investors should underwrite with conservative assumptions and consider operational practices that promote resident safety and retention.
The commute shed includes several large corporate employers that can support workforce renter demand and retention, notably in homebuilding, energy services, logistics, and healthcare-related industries.
- Lennar homebuilding (23.7 miles) HQ
- World Fuel Services energy services & fuel logistics (26.2 miles) HQ
- Ryder System transportation & logistics (29.5 miles) HQ
- Johnson & Johnson pharmaceuticals (33.5 miles)
- Mosaic chemicals & fertilizer (34.0 miles)
This 90-unit asset benefits from a neighborhood with above-median occupancy and a high concentration of renter-occupied housing, supporting a larger tenant base and steadier leasing. Within a 3-mile radius, recent population growth and a notable increase in households indicate ongoing renter pool expansion, while projections for additional gains in households and incomes suggest demand durability. According to CRE market data from WDSuite, local rents trend above national midpoints, aligning with a workforce profile that can sustain stabilized operations for well-managed assets.
Key considerations include limited nearby lifestyle amenities beyond grocery, lower school ratings that may affect family-driven demand, and signs of affordability pressure that warrant disciplined renewal strategies. Safety metrics show improvement in property offenses but mixed violent offense trends, reinforcing the need for conservative underwriting and strong on-site management.
- High renter-occupied concentration supports depth of demand and occupancy stability
- 3-mile radius shows population and household growth, expanding the renter pool
- Neighborhood rents above national midpoint provide room for disciplined pricing
- Grocery access strong; other amenities limited target operations to everyday convenience
- Risks: affordability pressure, mixed safety indicators, and lower school ratings require prudent lease and asset management