| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Poor |
| Demographics | 18th | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 211 NW 72nd Ave, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1987 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | $2,239,900 |
| Buyer | BEVERLY HILLS APARTMENTS INC |
| Seller | FLAMEX CORP |
211 NW 72nd Ave, Miami Multifamily Investment
Neighborhood occupancy is steady and renter demand is deep for this inner-suburb location, according to WDSuite’s CRE market data. Metrics noted are neighborhood indicators to inform underwriting rather than property-specific performance.
Positioned in an Inner Suburb of the Miami-Miami Beach-Kendall metro (C+ neighborhood rating), the asset benefits from strong daily-life convenience. The neighborhood ranks 107th of 449 for overall amenities—top quartile among 449 metro neighborhoods—with dense cafe and restaurant options posting high national percentiles. Grocery access is competitive among Miami neighborhoods, and nearby parks further support livability.
Rental housing dynamics are constructive at the neighborhood level: occupancy is competitive among Miami areas (ranked 197 of 449) and the share of renter-occupied housing sits in the metro’s top quartile (59.3%; ranked 89 of 449, 93rd percentile nationally). These neighborhood measures, not property results, indicate a sizable tenant base and support for leasing and renewal activity. While median rents benchmark above national medians, the local rent-to-income ratio points to some affordability pressure that warrants disciplined renewals and concessions strategy.
Demographics within a 3-mile radius signal a broadening renter pool despite modest population easing: households and families have grown historically, and forecasts call for further household gains alongside smaller average household sizes. For investors conducting multifamily property research, this pattern typically expands the day-to-day tenant base and can support occupancy stability even without headline population growth.
The property’s 1987 vintage is slightly newer than the neighborhood’s average construction year of 1982. That relative positioning can enhance competitiveness versus older nearby stock, though investors should still plan for aging systems and selective modernization to meet current renter expectations.
Neighborhood safety metrics trend below national averages, with overall crime indicators positioned in lower national percentiles. Within the Miami-Miami Beach-Kendall metro, the area ranks below the metro median (404 out of 449) for crime, signaling a comparatively weaker safety profile versus many peer neighborhoods. Notably, estimated property offenses declined over the past year, an improvement that tracks above the national median for change; prudent underwriting should still account for security measures and potential insurance impacts.
Nearby corporate offices in homebuilding, energy logistics, transportation, healthcare, and agriculture contribute to a diversified employment base that supports renter demand and retention. The organizations below reflect the core commuter shed serving the neighborhood.
- Lennar — homebuilding (3.6 miles) — HQ
- World Fuel Services — energy & logistics (3.8 miles) — HQ
- Ryder System — transportation & logistics (8.0 miles) — HQ
- Johnson & Johnson — healthcare/pharma offices (9.1 miles)
- Mosaic — agriculture & fertilizer (12.1 miles)
With 33 units and a 1987 construction year, the asset is slightly newer than the neighborhood’s average vintage, offering a competitive position versus older stock while leaving room for targeted modernization. Neighborhood-level indicators—competitive occupancy and a renter-occupied share in the metro’s top quartile—point to a deep tenant base. Household counts within a 3-mile radius have been rising and are projected to continue increasing as average household size declines, a pattern that typically supports absorption and renewal stability. According to commercial real estate analysis from WDSuite, these trends align with steady neighborhood demand even as population growth moderates.
The location’s amenity depth and proximity to major employers can support leasing velocity and resident retention. Affordability pressure, reflected in the neighborhood’s rent-to-income ratio, suggests prudent renewal strategies and expense discipline are important. Overall, the combination of tenant-base depth, commuter access to multiple headquarters, and value-add potential through selective upgrades presents a balanced long-term thesis.
- Competitive neighborhood occupancy and strong renter concentration support day-to-day leasing stability.
- 1987 vintage offers a modest edge versus older local stock with potential upside from targeted renovations.
- Expanding household counts within 3 miles signal a broader tenant base despite modest population easing.
- Proximity to multiple corporate offices and HQs supports retention and leasing velocity.
- Risks: affordability pressure (higher rent-to-income) and below-metro-average safety warrant conservative underwriting.