| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 27th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11455 W Flagler St, Miami, FL, 33174, US |
| Region / Metro | Miami |
| Year of Construction | 1996 |
| Units | 76 |
| Transaction Date | 2021-12-21 |
| Transaction Price | $4,449,500 |
| Buyer | 11455 W FLAGLER STREET FL OWNER LLC |
| Seller | VILLA HERMOSA LTD |
11455 W Flagler St, Miami — 76-Unit Multifamily in a High-Occupancy Urban Node
Neighborhood-level occupancy is strong and renter demand is supported by nearby employers and dense amenities, according to WDSuite’s CRE market data. This positioning suggests durable leasing with selective focus on affordability management.
Situated along an active west Miami corridor, the property benefits from a dense amenity base: dining and cafes are plentiful, and grocery, parks, and pharmacies are readily accessible. Amenity density benchmarks in this neighborhood are generally in the top quartile nationally, while childcare options are comparatively limited. These dynamics typically help with day-to-day convenience and leasing velocity for working households.
Neighborhood multifamily performance reads favorably: occupancy is in the upper tier nationally and has edged higher over the past five years, while the neighborhood’s share of renter-occupied units is elevated, indicating a deeper tenant base and support for demand stability. Median asking rents are above national norms for similar urban neighborhoods, and housing indicators sit above the metro median among 449 Miami neighborhoods. Framed for investors, this mix points to steady absorption with pricing power that should be balanced against tenant affordability.
Vintage matters: built in 1996, the asset is newer than the average local stock (1981). That generally enhances competitive positioning versus older buildings nearby; however, capital planning should still account for systems modernization and selective upgrades to capture value-add potential.
Demographic statistics within a 3-mile radius show rising household counts and incomes over recent years, even as average household size trends lower. Projections indicate additional household growth over the next five years, implying a larger tenant base and support for occupancy stability. In a high-cost ownership market context, this combination, alongside strong amenities and employment access, underpins the area’s multifamily investment appeal, based on commercial real estate analysis from WDSuite.
Safety indicators compare favorably to national benchmarks, with this neighborhood sitting above the national median for both property and violent offense measures. Recent data also shows year-over-year declines in estimated offense rates, according to WDSuite’s datasets. While outcomes can vary by block, the broader trend supports stable operations and resident retention relative to many urban peers.
Proximity to major corporate offices anchors a diverse employment base that supports renter demand and commute convenience for residents. Notable nearby employers include Lennar (homebuilding), World Fuel Services (energy logistics), Ryder System (transport and logistics), Johnson & Johnson (healthcare products), and Mosaic (materials and agriculture).
- Lennar — homebuilding corporate offices (0.93 miles) — HQ
- World Fuel Services — energy logistics corporate offices (3.36 miles) — HQ
- Ryder System — transport & logistics corporate offices (6.86 miles) — HQ
- Johnson & Johnson — healthcare products corporate offices (10.70 miles)
- Mosaic — materials & agriculture corporate offices (16.45 miles)
This 76-unit asset offers scale in a neighborhood with high occupancy and dense amenities that typically support leasing stability. The 1996 vintage is newer than the area’s average stock, positioning the property competitively versus older alternatives while leaving room for targeted upgrades. Within a 3-mile radius, household counts and incomes have trended upward and are projected to continue rising, expanding the tenant base and supporting long-term demand even as household sizes moderate. According to CRE market data from WDSuite, neighborhood-level rents sit above national norms and occupancy is elevated, suggesting sustained interest; however, rent-to-income levels indicate affordability pressure that calls for disciplined renewal and pricing strategies.
Overall, the location’s employment access, amenity depth, and renter concentration point to durable performance potential, with value-add and systems modernization offering upside capture if executed prudently.
- High neighborhood occupancy and dense amenities support leasing stability
- 1996 construction offers competitive positioning versus older local stock
- 3-mile household and income growth expand the tenant base and support rent durability
- Access to diversified corporate employers bolsters demand and retention
- Risk: elevated rent-to-income suggests affordability pressure; renewal strategies should balance pricing and retention