| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 27th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10750 SW 4th St, Miami, FL, 33174, US |
| Region / Metro | Miami |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | 2021-01-29 |
| Transaction Price | $14,660,000 |
| Buyer | SWEET WATER TOWERS VOA AFFD HSNG LP |
| Seller | SWEETWATER VOA ELDERLY HOUSING INC |
10750 SW 4th St Miami Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for a 1989-vintage, 100-unit asset in Miami’s urban core. The area s renter concentration and amenity access point to consistent leasing with prudent attention to affordability and value preservation.
Located in Miami Miami Beach Kendall, the neighborhood rates B+ and is competitive among Miami Miami Beach Kendall neighborhoods (rank 155 of 449). Amenity access is a clear strength: cafes and restaurants are dense relative to peers (cafe density ranks 35 of 449 in the metro and sits in the top quartile nationally; restaurants also score in the top decile nationally), with grocery, parks, and pharmacies each tracking in the upper national percentiles. This mix supports day-to-day convenience and helps with resident retention.
Neighborhood occupancy is 97.7% (rank 106 of 449; upper tier nationally), and the share of housing units that are renter-occupied is 58.5% (rank 95 of 449; high nationally). For investors, this combination indicates a broad tenant base and historically tight fundamentals that can support leasing velocity and limit downtime.
Construction in the immediate area skews early-1980s on average, while the subject s 1989 vintage is somewhat newer. That positioning can be a competitive advantage versus older stock, while still warranting targeted capital planning for aging systems or selective modernization to drive rent premiums.
Within a 3-mile radius, households have increased even as population has edged down, signaling smaller household sizes and an expanding renter pool. Forward-looking data show additional household growth ahead, which should support multifamily demand and occupancy stability. Median home values trend higher relative to local incomes (upper national percentile for value-to-income), reinforcing reliance on multifamily rentals; at the same time, rent-to-income metrics suggest some affordability pressure, an important consideration for lease management and renewal strategies. These dynamics are based on commercial real estate analysis from WDSuite and align with the property s workforce housing profile.
Safety trends should be viewed in both metro and national context. Compared with neighborhoods nationwide, indicators fall in the upper tiers for safety (violent and property offense measures sit in the top third nationally). Within the Miami Miami Beach Kendall metro, the neighborhood s crime rank is 25 out of 449, which signals relatively higher crime compared with many local peers, even as national comparisons are more favorable.
Recent direction is constructive: estimated violent offenses declined sharply year over year, and property offenses also moved lower. For investors, the takeaway is that the neighborhood is improving on key measures, but underwriting should still reflect the mixed positioning stronger in national comparisons, less so versus the metro average.
Proximity to major employers supports a steady renter base and commute convenience, notably in homebuilding, energy/logistics, transportation services, pharmaceuticals, and crop nutrition the same employers listed below.
- Lennar homebuilding (0.8 miles) HQ
- World Fuel Services energy & logistics (3.3 miles) HQ
- Ryder System transportation & leasing (7.2 miles) HQ
- Johnson & Johnson pharmaceuticals (10.6 miles)
- Mosaic crop nutrition (15.8 miles)
This 1989-vintage, 100-unit asset sits in a Miami neighborhood with tight occupancy and a high share of renter-occupied housing, supporting durable leasing fundamentals. Amenity density and access to multiple corporate employers further deepen the renter pool. According to CRE market data from WDSuite, neighborhood occupancy is elevated versus many metro peers, and national comparisons for safety and convenience are constructive, while affordability metrics suggest mindful rent setting and renewal strategies.
Investor focus points include capturing value through targeted modernization appropriate for late-1980s construction, leveraging commuter demand from nearby headquarters, and calibrating pricing to local rent-to-income conditions to sustain retention.
- Tight neighborhood occupancy and deep renter concentration support leasing stability.
- 1989 vintage offers value-add potential via selective renovations and systems upgrades.
- Strong amenity access and proximity to major employers bolster demand and retention.
- Underwrite to affordability pressure and local-vs-national safety differentials to manage risk.