| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 61st | Best |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11180 SW 107th St, Miami, FL, 33176, US |
| Region / Metro | Miami |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11180 SW 107th St Miami Multifamily Investment
Neighborhood fundamentals point to steady renter demand and occupancy stability, with a high share of renter-occupied units at the neighborhood level according to WDSuite’s CRE market data. Investor focus centers on durable leasing supported by inner-suburb location and service amenities, while monitoring affordability and safety trends.
The property sits in an Inner Suburb of Miami with a B+ neighborhood rating and a competitive position among 449 Miami-Miami Beach-Kendall neighborhoods (ranked 119), indicating solid livability for workforce and middle-income renters. Restaurants, cafes, and daily-needs services are comparatively dense for the area, with grocery and pharmacy presence contributing to convenience-driven retention potential.
Renter demand signals are constructive. The neighborhood s occupancy is measured for the neighborhood at 94.7% and the share of housing units that are renter-occupied is elevated at the neighborhood level (62%), suggesting depth in the tenant base and support for leasing continuity. Within a 3-mile radius, population has inched higher and households are projected to increase further, indicating a larger tenant base even as average household size trends smaller which can support absorption of multifamily units.
Ownership costs in the neighborhood are relatively elevated versus local incomes (value-to-income sits in a higher national percentile), which reinforces reliance on rental housing and can aid pricing power and lease retention for well-positioned assets. At the same time, a rent-to-income ratio near 0.29 points to some affordability pressure, calling for active lease management and renewal strategies.
The vintage is 1987, newer than the neighborhood s average construction year (1976). This positioning can be competitively advantageous versus older stock, though investors should plan for ongoing system modernization and selective renovations to meet current renter expectations.
Safety indicators are mixed and should be underwritten conservatively. The neighborhood ranks 316 out of 449 within the Miami-Miami Beach-Kendall metro, placing it below the metro median for safety. Nationally, the area sits below the median as well, but recent year-over-year estimates suggest modest declines in both violent and property offense rates. For investors, this argues for prudent security measures and tenant-experience management rather than assuming ongoing improvement.
Nearby corporate anchors support a broad professional employment base and commuter convenience that can reinforce renter demand and retention, including Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar homebuilding (7.4 miles) HQ
- World Fuel Services energy & logistics (9.8 miles) HQ
- Ryder System transportation & logistics (13.7 miles) HQ
- Johnson & Johnson healthcare products offices (16.9 miles)
- Mosaic industrial & materials offices (18.5 miles)
This 1987-vintage Miami asset benefits from a renter-driven neighborhood where occupancy is measured for the neighborhood at 94.7% and the neighborhood s renter-occupied share is high, supporting leasing stability. Amenity access particularly restaurants, cafes, grocery, and pharmacy bolsters day-to-day livability, which can aid renewals. Demographic data aggregated within a 3-mile radius indicate modest population growth to date and a projected increase in households, expanding the tenant base as household sizes trend smaller. Based on CRE market data from WDSuite, ownership costs in the area remain comparatively high relative to income, which tends to sustain reliance on multifamily rentals, though operators should manage affordability pressure evidenced by rent-to-income levels.
Key considerations include capital planning for mid-life building systems and continued attention to safety and affordability in underwriting. With proactive operations and targeted upgrades, the asset is positioned to compete against older stock while capturing demand from nearby employment nodes.
- Renter-driven neighborhood and measured occupancy at the neighborhood level support leasing stability
- 1987 vintage offers competitive positioning versus older stock with selective renovation upside
- Amenity-rich inner-suburb location (dining, grocery, pharmacy) reinforces day-to-day livability
- 3-mile demographics point to a growing household base and a larger renter pool over time
- Risks: below-median safety ranking in the metro and rent-to-income pressure require prudent management