| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 56th | Good |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 671 S Royal Poinciana Blvd, Miami Springs, FL, 33166, US |
| Region / Metro | Miami Springs |
| Year of Construction | 1972 |
| Units | 27 |
| Transaction Date | 1994-04-25 |
| Transaction Price | $779,500 |
| Buyer | MENDEZ OLGA R |
| Seller | OTNIP CORP |
671 S Royal Poinciana Blvd Miami Springs Multifamily
Neighborhood-level occupancy trends appear stable and renter demand is durable in this inner-suburban pocket of Miami-Dade, according to WDSuite’s CRE market data. These statistics describe the surrounding neighborhood rather than the property itself.
Miami Springs offers inner-suburban fundamentals that support steady renter demand. Neighborhood occupancy is strong with a multi-year uptick, and the share of housing units that are renter-occupied indicates a meaningful tenant base. These metrics describe the neighborhood, not the property, and point to leasing resilience for well-run multifamily assets.
Daily-life amenities are competitive for this part of the Miami metro. Grocery access sits in the upper national percentiles, parks are similarly strong, and restaurants score in the top decile nationally, while cafes and pharmacies are more limited locally. For families, average school ratings land modestly above the national midpoint. Together, these factors suggest livability that helps with retention even as residents have diverse options nearby.
Ownership costs in the neighborhood are elevated versus many U.S. areas (home values rank in high national percentiles), which can reinforce reliance on rental housing and support pricing power. At the same time, neighborhood rent levels track around the national middle with measured five-year growth, implying balanced affordability that can aid lease renewals and reduce turnover risk.
Within a 3-mile radius, the population has edged down in recent years while household counts have increased and are projected to continue rising through 2028. This pattern points to smaller average household sizes and a larger pool of distinct households—conditions that often expand the renter base and support occupancy stability for professionally managed properties.
Safety signals are mixed when comparing local and national lenses. Within the Miami metro, the neighborhood’s crime rank indicates higher incident levels relative to many nearby neighborhoods. Nationally, however, the area performs around the top quintile for safety, and recent data shows sharp year-over-year declines in both violent and property offenses. These figures describe neighborhood conditions rather than the property and should be monitored as trends rather than single data points.
Proximity to established corporate employers supports a commuter-friendly renter base and can aid leasing stability. Notable nearby employers include World Fuel Services, Johnson & Johnson, Lennar, Ryder System, and Mosaic.
- World Fuel Services — energy & logistics (5.4 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (6.5 miles)
- Lennar — homebuilding corporate offices (6.8 miles) — HQ
- Ryder System — transportation & logistics (8.3 miles) — HQ
- Mosaic — industrial & materials offices (9.1 miles)
This 27-unit asset in Miami Springs is positioned in an inner-suburban neighborhood with healthy occupancy and a sizable renter-occupied housing base, indicating depth of tenant demand. Elevated ownership costs locally can sustain renter reliance on multifamily housing, while neighborhood rents sit near the national midpoint—conditions that can support retention and measured pricing power. Based on commercial real estate analysis from WDSuite, local amenity access (notably groceries, parks, and restaurants) further underpins livability and leasing durability.
Within a 3-mile radius, household counts have grown and are expected to continue rising even as overall population trends modestly down, signaling smaller households and a broader tenant pool. Investors should plan for typical capital needs associated with 1970s-era assets to keep units competitive against newer product, but the combination of renter depth, stable neighborhood occupancy, and commuter access to major employers supports a constructive long-term view.
- Healthy neighborhood occupancy and meaningful renter-occupied share support leasing stability
- Elevated home values locally reinforce sustained demand for rental housing
- Strong grocery, park, and restaurant access aids retention and renter appeal
- Expanding household counts within 3 miles suggest a larger renter pool over the forecast period
- Risk: Metro-relative safety rank and asset age warrant ongoing monitoring and prudent capital planning