| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 70th | Best |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7000 Rue Granville, Miami Beach, FL, 33141, US |
| Region / Metro | Miami Beach |
| Year of Construction | 1987 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | $2,000,000 |
| Buyer | GATOR DELRAY L C |
| Seller | RUE GRANVILLE APTS INC |
7000 Rue Granville Miami Beach Multifamily Opportunity
Neighborhood fundamentals indicate steady renter demand supported by a high share of renter-occupied units, while occupancy trends sit around the national median, according to WDSuite s commercial real estate analysis.
Situated in Miami Beach s Urban Core, the property benefits from a tenant base skewed toward renters: neighborhood renter-occupied share is elevated (top decile nationally), which typically deepens the pool for multifamily leasing and supports occupancy stability over cycles. Median contract rents track above national norms, yet rent-to-income levels remain comparatively manageable, suggesting some room for disciplined pricing without outsized affordability pressure.
Daily-needs access is a relative strength: the neighborhood scores above national averages for groceries, pharmacies, parks, and childcare density, helping support resident retention. Café and restaurant density is thinner locally, so lifestyle seekers may draw on options elsewhere in the metro.
Within a 3-mile radius, recent years show a modest population dip alongside stable household sizes, but forward-looking projections indicate a larger tenant base ahead, with increases in households and incomes reinforcing demand for rental units. Elevated neighborhood home values and a high value-to-income ratio point to a high-cost ownership market, which tends to sustain reliance on multifamily housing and can aid lease retention.
The asset s 1987 vintage is newer than the neighborhood s older housing stock, providing a competitive edge versus mid-century buildings while still warranting attention to aging systems and targeted modernization to meet current renter expectations.
Safety indicators trend weaker than national averages, though recent data shows improvement. The neighborhood s crime rank places it below the metro median (rank 314 out of 449), and national comparisons indicate lower percentiles for both violent and property offenses. However, year-over-year estimates point to declining incident rates, with double-digit reductions across major categories, signaling a constructive directional trend.
For investors, the takeaway is to underwrite with conservative assumptions, monitor submarket trends, and weigh the improving trajectory against the area s still-elevated relative crime positioning compared to neighborhoods nationwide.
Proximity to Miami s corporate employment cluster supports renter demand and commute convenience, anchored by nearby corporate offices and multiple regional headquarters. The following employers illustrate the accessible base that can aid leasing and retention:
- Mosaic corporate offices (2.99 miles)
- Johnson & Johnson corporate offices (10.40 miles)
- World Fuel Services corporate offices (13.65 miles) HQ
- Lennar corporate offices (15.20 miles) HQ
- Ryder System corporate offices (15.29 miles) HQ
7000 Rue Granville offers exposure to Miami Beach s renter-heavy Urban Core where neighborhood occupancy trends are around the national median and have strengthened in recent years. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market that typically sustains multifamily demand and supports lease retention. According to CRE market data from WDSuite, neighborhood rents sit above national norms while rent-to-income remains comparatively manageable, suggesting room for careful rent growth strategies.
Built in 1987, the property is newer than much of the surrounding housing stock, providing competitive positioning versus older vintage assets while still warranting selective capital planning for systems and modern finishes. Within a 3-mile radius, forward-looking projections point to renter pool expansion with increases in households and incomes, which can underpin occupancy stability and absorption. Investors should balance these strengths against area safety metrics that, while improving, remain weaker than national benchmarks.
- Renter-heavy neighborhood supports a deeper tenant base and leasing stability
- High-cost ownership market reinforces reliance on multifamily housing
- 1987 vintage offers relative competitiveness vs. older local stock with value-add potential
- 3-mile outlook shows growth in households and incomes supporting demand
- Risk: Safety metrics trail national peers despite recent improvement underwrite conservatively