| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 56th | Good |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 S Royal Poinciana Blvd, Miami Springs, FL, 33166, US |
| Region / Metro | Miami Springs |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 S Royal Poinciana Blvd Miami Springs Multifamily Investment
Neighborhood occupancy is steady and demand is supported by nearby employment and daily-need amenities, according to WDSuite’s CRE market data. The property’s inner-suburban location offers durable renter appeal relative to more volatile urban submarkets.
Miami Springs sits in an inner-suburban pocket that is competitive among Miami-Miami Beach-Kendall neighborhoods (116 of 449; A- rating), with neighborhood occupancy trending high and stable versus national norms. These occupancy figures reflect the neighborhood, not this property, and suggest consistent lease-up and retention potential in typical market conditions.
Renter-occupied housing represents a meaningful share of neighborhood units (around two-fifths), indicating a moderate, diversified tenant base that can support small to mid-sized multifamily assets without relying on a single renter cohort. Median rents in the neighborhood benchmark above the national middle, while rent-to-income sits near the national midpoint — a combination that points to manageable affordability pressure and supports pricing discipline for owners.
Local amenity access is a practical strength: grocery and restaurants index well above national averages (90s percentiles), and park access is also strong, while café and pharmacy density is more limited. Average school ratings land modestly above national norms. For investors, this mix supports day-to-day livability and resident retention, with some opportunity to market value through convenience rather than lifestyle-only positioning.
Within a 3-mile radius, the population has edged down in recent years while the number of households increased and average household size declined. This pattern typically expands the renter pool by creating more households, even as population softens, and can support occupancy stability and consistent leasing velocity for well-managed assets. Elevated home values relative to incomes at the neighborhood level underscore a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid lease retention.
Vintage context matters: built in 1987, the asset is newer than the area’s average construction vintage of the late 1960s. That positioning can be competitive against older stock, while still warranting selective modernization and systems updates to meet contemporary renter expectations.
Neighborhood safety indicators compare favorably to national benchmarks, with overall crime measures and property offenses landing above the national average for safety. Year over year, estimated property and violent offense rates have declined sharply, indicating improving conditions rather than deterioration. These figures reflect neighborhood-level patterns, not property-specific security, and investors should continue to underwrite standard safety measures and monitor local trends.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, led by energy, healthcare, homebuilding, logistics, and chemicals. The list below highlights notable employers within a roughly 5–10 mile radius.
- World Fuel Services — energy & fuel services (5.3 miles) — HQ
- Johnson & Johnson — healthcare & pharma offices (6.4 miles)
- Lennar — homebuilding (6.8 miles) — HQ
- Ryder System — logistics & transportation (8.1 miles) — HQ
- Mosaic — chemicals & materials (9.1 miles)
This 1987-vintage, 28-unit asset sits in a neighborhood with above-average occupancy and a balanced rent-to-income profile, supporting steady cash flow potential. Within a 3-mile radius, household counts have risen even as population eased, creating a larger base of households with smaller sizes — conditions that typically sustain multifamily demand and support lease-up and retention. Elevated for-sale home values at the neighborhood level further reinforce reliance on rentals, while strong grocery, restaurant, and park access enhances day-to-day livability. Based on commercial real estate analysis using WDSuite’s CRE market data, the submarket’s fundamentals compare favorably to national medians.
Relative to the area’s older building stock, a mid-1980s vintage can compete well against legacy assets, with potential to unlock value through targeted renovations and systems upgrades rather than full repositioning. Key underwriting watchpoints include modest amenity gaps (limited café/pharmacy density), a renter share that is moderate rather than dominant at the neighborhood level, and mixed demographic signals that pair household growth with a softer population trend.
- Occupancy at the neighborhood level is above national norms, supporting leasing stability and pricing discipline.
- Newer-than-average 1987 vintage offers competitive positioning versus older stock, with value-add potential via modernization.
- Household growth within 3 miles and smaller household sizes expand the renter pool, aiding retention and lease-up.
- High-cost ownership environment at the neighborhood level reinforces demand for multifamily rentals.
- Risks: softer population trend, moderate renter concentration, and limited café/pharmacy density warrant conservative underwriting.