| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 6th | Poor |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 750 NW 8th St, Florida City, FL, 33034, US |
| Region / Metro | Florida City |
| Year of Construction | 2010 |
| Units | 24 |
| Transaction Date | 2005-12-02 |
| Transaction Price | $102,000 |
| Buyer | ORCHID GROVE APARTMENTS LTD |
| Seller | SOUTHERN COVE LLC |
750 NW 8th St Florida City 2010 Multifamily Investment
Neighborhood metrics point to steady renter demand and high occupancy at the area level, according to WDSuite’s CRE market data, which can support stable leasing for well-managed workforce assets. These indicators reflect the surrounding neighborhood, not this specific property.
Located in Miami-Dade’s southern inner suburbs, the property sits in a neighborhood rated C- (ranked 375 out of 449 metro neighborhoods), yet it benefits from strong occupancy at the neighborhood level. The neighborhood’s occupancy rate is in the top decile nationally, indicating limited vacancy and potential leasing stability for nearby multifamily—again, measured for the neighborhood, not the property.
The 2010 construction is newer than the neighborhood’s average vintage (1979). Newer stock tends to compete well against older inventory on curb appeal and systems, while investors should still plan for mid-life capital items and potential modernization to maintain positioning.
Local dynamics show a renter-occupied concentration at the neighborhood level that is among the highest metro-wide, signaling a deep tenant base for multifamily. Within a 3-mile radius, population has expanded and household counts have risen meaningfully over the last five years, with forecasts calling for continued population growth and a sizable increase in households. Shrinking average household size in the 3-mile radius suggests more households per capita, which can broaden demand for a range of unit types and support occupancy stability.
Access to daily needs is mixed. Grocery availability ranks competitively versus national peers, and restaurant density is above average, while parks, pharmacies, and cafes are limited within the immediate neighborhood. Elevated home values locally, paired with a high value-to-income ratio that sits near the top nationally, indicate a high-cost ownership market. For multifamily owners, this often sustains reliance on rental housing and can support retention, though rent-to-income levels in the neighborhood imply affordability pressure that warrants proactive lease management.
Safety indicators at the neighborhood level trend weaker than national and metro medians, with overall crime benchmarking below the national middle and violent offense measures in a lower national percentile. These figures are neighborhood-level, not property-specific, and can vary block to block.
Recent momentum is mixed: estimated property offenses declined year over year, while violent offense estimates rose over the same period. Investors may want to monitor ongoing trends and engage in standard risk mitigation practices typical for urban and inner-suburban South Florida assets.
Proximity to major Miami-Dade employers supports a commuter tenant base, with access to headquarters and corporate offices that can underpin leasing and retention for workforce-oriented units. The list below highlights nearby employers that shape regional demand.
- Lennar — homebuilding HQ (23.2 miles) — HQ
- World Fuel Services — energy & logistics HQ (25.7 miles) — HQ
- Ryder System — transportation & logistics (29.0 miles) — HQ
- Johnson & Johnson — healthcare products (33.0 miles)
- Mosaic — chemicals & agriculture (33.4 miles)
This 24-unit, 2010-vintage asset offers a newer construction profile in an inner-suburban Miami-Dade location where neighborhood occupancy trends are strong and renter concentration is deep. Within a 3-mile radius, population growth and a pronounced increase in households point to a larger tenant base ahead, which can support leasing durability if product is well-maintained and appropriately priced.
Elevated ownership costs relative to incomes in the surrounding area help sustain rental reliance, while grocery and dining access provide day-to-day convenience despite limited parks and pharmacies in the immediate neighborhood. Based on commercial real estate analysis from WDSuite, the area’s high neighborhood occupancy supports an income-focused hold, though investors should account for affordability pressure in rent-to-income levels and monitor neighborhood safety trends.
- 2010 vintage offers competitive positioning versus older neighborhood stock, with mid-life CapEx planning opportunities.
- Strong neighborhood-level occupancy and high renter-occupied share support leasing stability.
- 3-mile radius shows population and household growth, expanding the local renter pool over the forecast horizon.
- High-cost ownership market can reinforce rental demand and retention for well-managed assets.
- Risks: neighborhood affordability pressure (rent-to-income) and safety variability warrant disciplined pricing and operations.