| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1040 NW 4th St, Miami, FL, 33128, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | $1,165,000 |
| Buyer | 1040 NW 4TH STREET LLC |
| Seller | HAVANA HOLDINGS LLC |
1040 NW 4th St Miami Multifamily Investment
Urban-core location with a deep renter base and strong daily-needs amenities supports durable leasing, according to WDSuite’s CRE market data. Expect steady renter demand driven by proximity to jobs and a high renter-occupied share at the neighborhood level.
Positioned in Miami’s Urban Core (neighborhood rating B+), the property benefits from dense, daily-needs amenities. Restaurant, grocery, pharmacy, cafe, and childcare access rank competitively among 449 Miami metro neighborhoods, with multiple categories in the top quartile nationally. This concentration typically helps sustain leasing velocity and convenience for residents.
Renter-occupied share is high within the neighborhood (measured as the share of housing units that are renter-occupied), ranking near the top among 449 metro neighborhoods and in the top percentile ranges nationally. For multifamily investors, this points to a large tenant pool and potential demand stability, especially for well-managed workforce and market-rate units.
Within a 3-mile radius, population has grown in recent years and households have expanded at a faster pace, with projections indicating additional growth and smaller average household sizes. For investors, a larger household count and evolving household composition translate into a broader tenant base and support for occupancy over time.
Ownership costs in the area are elevated relative to incomes at the neighborhood level, and home values trend high compared with national benchmarks. This high-cost ownership market tends to reinforce reliance on rental housing, providing support for lease retention and pricing power when combined with thoughtful affordability and renewal management.
Two caution flags to underwrite: limited nearby park acreage and middling school-rating signals in available datasets. While these are not determinative for multifamily performance, they may influence certain renter segments and should be considered alongside amenity strength and commute accessibility.
Safety indicators for the neighborhood are mixed relative to the region and nation. Based on ranks among 449 Miami metro neighborhoods and national percentiles, the area trends below national averages for safety; however, recent year-over-year estimates show modest declines in both property and violent offense rates, suggesting incremental improvement. These figures describe neighborhood-level conditions rather than this specific property and should be weighed alongside underwriting standards and on-the-ground diligence.
Nearby corporate employers provide a diversified employment base that can support renter demand and retention, particularly for workforce and professional households. Key employers within commuting range include Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System.
- Mosaic — corporate offices (6.1 miles)
- World Fuel Services — energy logistics (9.2 miles) — HQ
- Lennar — homebuilding (9.8 miles) — HQ
- Johnson & Johnson — healthcare products (10.2 miles)
- Ryder System — transportation & logistics (12.5 miles) — HQ
This 28-unit asset sits in a high-demand renter area with amenity depth and proximity to a diverse job base. Neighborhood occupancy trends are near the middle of national benchmarks while renter concentration is among the highest in the metro, supporting a broad tenant base and consistent leasing. Elevated ownership costs relative to incomes point to continued reliance on rental housing, while household growth within a 3-mile radius signals ongoing renter pool expansion.
According to CRE market data from WDSuite, the surrounding neighborhood’s amenity mix is competitive among Miami locations, a factor that can aid retention and reduce marketing downtime. Underwriting should account for affordability pressure (higher rent-to-income ratios) and neighborhood safety that trails national averages, balanced by recent improvements and strong employer access.
- Urban-core location with strong amenity access supports leasing velocity and retention.
- High renter-occupied share indicates a deep tenant base and demand durability.
- Household growth within 3 miles expands the renter pool and underpins occupancy.
- Elevated ownership costs reinforce reliance on rental housing and potential pricing power.
- Risks: neighborhood safety below national averages and affordability pressure require proactive lease and renewal strategies.