| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 27th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11495 W Flagler St, Miami, FL, 33174, US |
| Region / Metro | Miami |
| Year of Construction | 1990 |
| Units | 100 |
| Transaction Date | 2020-12-17 |
| Transaction Price | $15,100,000 |
| Buyer | LOS ROBLES VOA AFFORDABLE HOUSING LP |
| Seller | MIAMI VOA ELDERLY HOUSING INC |
11495 W Flagler St Miami Multifamily Investment
High neighborhood occupancy and a deep renter-occupied base support durable leasing, according to WDSuite’s CRE market data. This location’s fundamentals favor stable cash flow potential for a 100-unit asset.
Neighborhood livability and investment context
The property sits in Miami’s Urban Core with a B+ neighborhood rating, where renter-occupied housing is prevalent (high renter concentration), signaling depth in the tenant base for multifamily. Neighborhood occupancy trends are strong and above national norms, supporting lease-up and retention dynamics in typical market conditions, based on CRE market data from WDSuite.
Local amenities are a differentiator: restaurant density ranks competitive among 449 Miami metro neighborhoods and is in the mid-90s nationally, while grocery and parks access test above national averages. Cafe density is particularly strong, placing the area among the highest national percentiles for everyday convenience—favorable for resident satisfaction and renewal prospects.
Within a 3-mile radius, households have grown even as total population edged down over the last five years, indicating smaller household sizes and a broader count of leasing decision-makers—both supportive of multifamily demand. Forward-looking 3-mile estimates point to continued growth in household counts, which can expand the renter pool and help sustain occupancy.
Ownership remains relatively costly in context (value-to-income metrics trend in the upper national quartiles), which tends to reinforce reliance on rental housing and can support pricing power. At the same time, rent-to-income readings indicate affordability pressure is a consideration for lease management and renewal strategies. Vintage matters here: the asset’s 1990 construction is newer than the neighborhood’s average 1981 stock, providing a competitive edge versus older buildings, though investors should still underwrite selective system updates or modernization to meet current renter expectations.
Safety context
According to WDSuite, neighborhood safety indicators compare above national averages, with both property and violent offense measures benchmarking favorably versus many U.S. neighborhoods. Recent trend data shows a notable year-over-year decline in violent offenses, a constructive signal for perception and leasing, though conditions can vary within sub-areas and over time.
For investors, the takeaway is directional: the area performs better than the national median on key safety metrics, which supports resident retention and broadens the prospective renter base, while ongoing monitoring remains prudent.
Nearby employers include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic. The concentration of corporate offices and headquarters within short driving distance supports workforce housing demand and commute convenience for residents.
- Lennar — homebuilding (0.93 miles) — HQ
- World Fuel Services — energy (3.33 miles) — HQ
- Ryder System — logistics (6.79 miles) — HQ
- Johnson & Johnson — healthcare offices (10.66 miles)
- Mosaic — materials offices (16.47 miles)
Why invest here
The investment case centers on durable renter demand, high neighborhood occupancy, and a well-amenitized Urban Core location. According to CRE market data from WDSuite, neighborhood occupancy is strong by national standards and the renter-occupied share is elevated, both supportive of stable leasing and renewal performance for professionally managed assets.
The 1990 vintage is newer than the area’s average 1980s stock, which can enhance competitiveness versus older buildings while still leaving room to create value through targeted modernization. Within a 3-mile radius, household counts have increased historically and are projected to expand further, implying a larger tenant base even as average household size trends down. Ownership costs test high relative to incomes locally, reinforcing rental reliance; however, rent-to-income readings point to affordability pressure, calling for disciplined lease management and amenity positioning.
- Strong neighborhood occupancy and elevated renter concentration support demand durability
- Amenity-rich Urban Core location with dining, groceries, parks, and cafes above national norms
- 1990 construction offers competitive positioning versus older local stock with value-add potential
- 3-mile household growth and projected expansion enlarge the tenant base and support occupancy
- Risk: higher rent-to-income ratios require careful pricing, renewal strategy, and amenity alignment