| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 54th | Good |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1050 NW 44th Ave, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | $1,200,000 |
| Buyer | IZQUIERDO ALEXIS |
| Seller | TERRY VILLAGE APT INC |
1050 NW 44th Ave Miami Multifamily Investment
Neighborhood renter-occupied share is high and supports a deep tenant base, while rents track within manageable rent-to-income levels according to WDSuite s CRE market data. This positions the asset for steady leasing in an inner-suburban location of Miami.
The property sits in an Inner Suburb of Miami with a neighborhood rating of C, offering a primarily residential setting and proximity to wider employment and service nodes. Neighborhood-level occupancy is below the metro median (ranked 365 out of 449 metro neighborhoods), but renter concentration is a notable strength: renter-occupied units represent a large share of housing (ranked 50 of 449 in the metro and in the top quartile nationally by percentile). For investors, that combination implies a sizable tenant pool even if lease-up may require active marketing during softer periods.
Amenities within the immediate neighborhood are mixed. Restaurant density sits in the top quartile nationally (88th percentile), which helps with daily convenience, while cafes, groceries, parks, and pharmacies are sparse in the immediate area by neighborhood measures. Childcare access rates highly (90th percentile nationally). Investors should underwrite that residents are likely to rely on nearby districts for a broader retail mix, which can influence walkability-driven demand but does not preclude drive-to convenience.
Within a 3-mile radius, demographic data indicate households have increased modestly in recent years despite a dip in total population, reflecting smaller average household sizes. Forecasts point to continued household growth through the midterm, which would expand the local renter pool and support occupancy stability. Median contract rents in the neighborhood sit in a higher national bracket (76th percentile) while rent-to-income remains comparatively manageable, a dynamic that can aid lease retention and renewals.
Home values in the neighborhood skew lower versus many U.S. areas (26th percentile), which suggests ownership may be comparatively accessible for some households. That can create competitive tension for Class B/C rentals, yet the high renter concentration and broadening household base should sustain depth of demand. Underwriting should balance steady demand drivers with prudent assumptions on pricing power.
Safety indicators at the neighborhood level trend below national medians overall (national safety percentile around the 37th), and the area ranks in the lower half among 449 metro neighborhoods (304 out of 449). Year-over-year patterns are mixed: estimated property crime rates have improved meaningfully on a one-year basis (improvement in the top tiers nationally), while reported violent offense estimates increased over the same period. For investors, this points to a submarket where security posture and resident communication can be part of the operating plan, with attention to ongoing trend monitoring rather than block-level conclusions.
Nearby corporate offices help anchor employment and support renter demand, with commute-friendly access to diversified employers including World Fuel Services, Lennar, Johnson & Johnson, Mosaic, and Ryder System.
- World Fuel Services corporate offices (5.7 miles) HQ
- Lennar corporate offices (6.4 miles) HQ
- Johnson & Johnson corporate offices (8.6 miles)
- Mosaic corporate offices (9.3 miles)
- Ryder System corporate offices (9.4 miles) HQ
This 31-unit Miami asset benefits from a high neighborhood renter concentration and a deepening household base within a 3-mile radius, which collectively support day-to-day leasing fundamentals. Restaurant density is strong locally, childcare access scores well nationally, and multiple nearby corporate offices provide a diversified employment backdrop. Neighborhood-level occupancy trails the metro median, so execution should focus on targeted leasing and operational polish to capture demand, while rent-to-income levels suggest room for steady renewals. Based on commercial real estate analysis using WDSuite s data, these dynamics point to durable renter demand with measured pricing power.
Investors should note that ownership costs in the neighborhood are comparatively accessible versus many U.S. areas, which can temper rent growth at the margins, and safety indicators warrant standard risk management. Counterbalancing factors include high renter share, projected household growth, and proximity to employer nodes. Business plans emphasizing interior/common-area refresh, resident services, and professional marketing are positioned to compete effectively against older stock and entry-level ownership alternatives.
- High renter concentration and increasing household counts within 3 miles support a larger tenant base
- Restaurant and childcare access strengths offset limited immediate retail breadth
- Nearby corporate offices (several HQs) provide diversified employment demand
- Manageable rent-to-income levels favor retention and renewal strategies
- Risks: below-metro occupancy and mixed safety trends require active leasing and standard security posture