| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 61st | Best |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11098 SW 107th St, Miami, FL, 33176, US |
| Region / Metro | Miami |
| Year of Construction | 1981 |
| Units | 28 |
| Transaction Date | 2025-09-29 |
| Transaction Price | $7,200,000 |
| Buyer | VILLA SOCORRO INC |
| Seller | UAC ACQUISITION LLC |
11098 SW 107th St Miami Multifamily Investment
Neighborhood data point to steady renter demand and mid-90s occupancy at the neighborhood level, according to WDSuite’s CRE market data. Strong renter concentration supports leasing stability, while ownership costs in the area tend to keep households engaged with multifamily options.
Located in Miami’s Inner Suburb fabric, the neighborhood rates B+ and is competitive among Miami-Miami Beach-Kendall neighborhoods (ranked 119 out of 449). Investor fundamentals are bolstered by a renter-occupied share of housing units around 62%, indicating a deep tenant base that supports demand for multifamily.
Access to daily needs is solid: restaurants, cafes, pharmacies, and grocery options score in the upper national percentiles, while park and childcare access are thinner. At the neighborhood level, occupancy is reported at 94.7%, above national norms and supportive of revenue consistency and lease retention planning.
Within a 3-mile radius, households have grown in recent years and are projected to increase further through 2028, alongside a decline in average household size. This points to a larger tenant base and more renters entering the market, a tailwind for absorption and occupancy stability.
Ownership dynamics matter: elevated value-to-income ratios locally suggest a high-cost ownership market relative to incomes, which tends to sustain reliance on rentals and can aid pricing power. At the same time, a rent-to-income ratio near 0.29 signals affordability pressure to monitor for renewals and lease management.
Vintage context: the property’s 1981 construction is newer than the neighborhood’s average vintage (1976). That positioning can be competitive versus older stock, though investors should plan for aging systems and selective modernization to meet renter expectations.
Safety trends should be evaluated in a metro and national context. This neighborhood’s safety metrics sit below the metro median among 449 Miami-Miami Beach-Kendall neighborhoods and fall below the national median; however, recent annual trends show estimated declines in both violent and property offenses, indicating incremental improvement.
For investors, this profile calls for prudent underwriting on security line items and tenant retention strategy, while acknowledging that the latest year-over-year movement is directionally favorable compared with broader patterns.
The surrounding employment base includes regional headquarters and corporate offices that support renter demand via strong commute connectivity and diversified white-collar employment. Notable nearby employers include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (7.4 miles) — HQ
- World Fuel Services — energy distribution (9.8 miles) — HQ
- Ryder System — logistics (13.7 miles) — HQ
- Johnson & Johnson — healthcare products (16.8 miles)
- Mosaic — fertilizer & chemicals (18.5 miles)
This 28-unit asset benefits from a renter-occupied housing share that is high for the neighborhood, solid access to daily amenities, and neighborhood occupancy near the mid-90s — all supportive of steady leasing and lower downtime risk. Based on commercial real estate analysis from WDSuite, ownership costs in the area remain relatively elevated versus incomes, which tends to sustain reliance on multifamily housing and underpins demand depth.
Built in 1981, the property is newer than the local average vintage and can compete well against older stock; investors should still budget for system upgrades and targeted renovations to protect positioning. Forward-looking 3-mile demographics point to household growth and smaller average household sizes through 2028, which can expand the renter pool and support occupancy stability over time.
- Neighborhood occupancy near the mid-90s supports consistent cash flow at the submarket level.
- High renter-occupied share signals a deep tenant base and resilient demand for multifamily units.
- 3-mile outlook shows increasing households and a larger renter pool, aiding lease-up and retention.
- 1981 vintage is competitive versus older stock, with value-add potential via selective modernization.
- Risks to monitor: affordability pressure (rent-to-income) and a below-metro safety profile may require careful pricing and security planning.