| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 29th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1760 NW 7th St, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 2011 |
| Units | 81 |
| Transaction Date | 2004-12-06 |
| Transaction Price | $1,950,000 |
| Buyer | STADIUM TOWER LLC |
| Seller | GALICIA CAJA DE AHORROS DE GALICIA CAIXA |
1760 NW 7th St Miami Multifamily Opportunity
Neighborhood occupancy remains tight and renter demand is deep in this Urban Core pocket, according to WDSuite’s CRE market data. Investors should view this location as positioned for steady leasing with pricing shaped by local affordability and strong amenity access.
This Miami Urban Core location benefits from strong renter fundamentals. The neighborhood’s occupancy is high at 98.5% and ranks 66 out of 449 metro neighborhoods, a signal of leasing stability relative to the region. Renter concentration is among the highest in the metro (near the top of 449 neighborhoods), supporting a broad tenant base and depth of demand for multifamily units.
Daily needs and convenience retail are a clear strength. Restaurant, grocery, and pharmacy density all place in the upper tier nationally, aiding resident retention and day-to-day livability. Park access is limited within the neighborhood, so properties may lean more on on-site amenities or nearby waterfront and cultural assets to compete.
The building’s 2011 vintage is newer than the neighborhood’s average construction year (1970). That relative youth typically supports competitive positioning versus older stock, while still warranting ongoing capital planning for systems and potential modernization to meet current renter expectations.
Within a 3-mile radius, demographics indicate a growing renter pool: households and families have increased over the past five years, and projections point to further household growth alongside rising median incomes. These shifts expand the tenant base and can support occupancy stability, though a rent-to-income ratio near the neighborhood level indicates elevated affordability pressure that may require active lease management.
Home values in the neighborhood sit on the higher side for the metro and are elevated relative to local incomes (high value-to-income ratio). In practice, a high-cost ownership market tends to sustain reliance on rentals, reinforcing demand for professionally managed multifamily while still requiring attention to renewal strategies.
Safety indicators are mixed when compared with the broader region and nation. The neighborhood’s crime rank sits in the lower half of the Miami metro distribution (154 out of 449 neighborhoods, where lower ranks reflect higher crime), and national percentiles suggest safety is below average versus neighborhoods nationwide. That said, recent data show meaningful year-over-year declines in both violent and property offense rates, indicating improvement trends.
Investors should underwrite to current conditions while recognizing the downward trajectory in reported offenses. Property-level security features, lighting, access control, and community engagement can remain important differentiators for retention and marketing.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including energy services, homebuilding, life sciences, and logistics employers listed below.
- Mosaic — materials (6.7 miles)
- World Fuel Services — energy services (8.4 miles) — HQ
- Lennar — homebuilding (9.1 miles) — HQ
- Johnson & Johnson — healthcare & life sciences (9.7 miles)
- Ryder System — logistics & transportation (11.7 miles) — HQ
1760 NW 7th St offers exposure to Miami’s Urban Core dynamics where leasing remains resilient and the renter base is deep. The property’s 2011 construction is newer than much of the surrounding housing stock, creating a competitive edge versus older assets while still warranting periodic modernization. Elevated neighborhood occupancy alongside a high renter-occupied share supports near-term stability, while a high-cost ownership environment reinforces reliance on rentals. Based on CRE market data from WDSuite, strong amenity access and proximity to major employers provide additional demand support.
Within a 3-mile radius, recent and forecast increases in households and incomes point to a larger tenant base and potential for sustained occupancy. Investors should balance these strengths against affordability pressure (rent-to-income considerations), limited nearby park access, and safety metrics that, while improving, remain below national averages.
- High neighborhood occupancy and deep renter base support leasing stability
- 2011 vintage offers competitive positioning versus older stock with targeted value-add potential
- Strong amenity density and access to diverse employers bolster demand and retention
- 3-mile household and income growth expand the tenant pool and support occupancy
- Risks: affordability pressure, limited park access, and below-average safety despite improving trends