| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 12th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2330 NW 18th Ct, Miami, FL, 33142, US |
| Region / Metro | Miami |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | $700,000 |
| Buyer | 2330 APARTMENTS LLC |
| Seller | 2316 INVESTMENT INC |
2330 NW 18th Ct, Miami FL Multifamily Investment
Neighborhood occupancy is solid and renter concentration is high, supporting durable leasing fundamentals near Miami s urban core, according to WDSuite s CRE market data. Elevated ownership costs in the area further sustain rental demand and retention potential.
Situated in Miami s Urban Core, the property benefits from a deep renter base and steady occupancy. The neighborhood s renter-occupied share is high (66.9%) and competitive among Miami-Miami Beach-Kendall s 449 neighborhoods (ranked 46th), a signal of strong multifamily demand depth. Neighborhood occupancy is also firm, with rates positioned in the 70th percentile nationwide, which can support income stability through cycles based on CRE market data from WDSuite.
Daily-life amenities are a relative strength: restaurant and grocery density rank in the upper end nationally, and cafes are among the highest concentrations in the country. By contrast, parks and childcare options are limited in the immediate area, which investors should factor into resident profile and marketing strategy. Average school ratings in the neighborhood track low versus metro and national benchmarks; positioning may lean toward workforce renters rather than school-driven demand.
Pricing context favors rentals: median home values sit in a high-cost ownership market (national value-to-income percentile in the 90s), which tends to reinforce reliance on multifamily housing and can aid lease retention. Neighborhood median rents have climbed over the past five years, while rent-to-income levels indicate some affordability pressure, suggesting disciplined lease management will matter for renewal outcomes.
Within a 3-mile radius, demographics show a modest population dip recently but a projected return to growth over the next five years alongside a notable increase in households and smaller average household sizes. For investors, this points to a larger tenant base over time and potential demand for smaller and mid-sized units, supporting occupancy stability and absorption.
Vintage context: the surrounding housing stock averages 1966, while this property s 1985 construction is newer than the neighborhood norm. That positioning can be competitively advantageous versus older inventory, though budgeting for system upgrades and selective renovations remains prudent as the asset approaches middle age.
Safety indicators for the neighborhood are below metro median and below national averages. Compared with other Miami-Miami Beach-Kendall neighborhoods (449 total), the area s crime rank sits in the lower-performing half, and national percentiles indicate elevated property and violent offense rates relative to many neighborhoods nationwide.
Recent trends are directionally positive: both violent and property offense rates have declined year over year. Investors should underwrite with conservative assumptions, consider security and lighting enhancements, and monitor ongoing trend data at the neighborhood level rather than block-by-block comparisons.
Nearby corporate offices across transportation, energy, healthcare, and homebuilding provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including Mosaic, World Fuel Services, Johnson & Johnson, Lennar, and Ryder System.
- Mosaic corporate offices (6.5 miles)
- World Fuel Services energy & logistics (8.0 miles) HQ
- Johnson & Johnson healthcare & consumer products (8.5 miles)
- Lennar homebuilding (9.1 miles) HQ
- Ryder System transportation & logistics (11.0 miles) HQ
This 28-unit property built in 1985 is positioned in a renter-heavy Miami neighborhood where occupancy trends remain healthy and daily-life amenities are strong. The asset s vintage is newer than the area s 1960s-dominant stock, offering competitive positioning versus older comparables while leaving room for targeted upgrades to drive rentability and retention. According to CRE market data from WDSuite, neighborhood occupancy tracks above national medians, and the renter-occupied share ranks among the more tenant-heavy areas of the metro both supportive of demand stability.
Within a 3-mile radius, forecasts point to population growth, a sizable increase in households, and smaller average household sizes all consistent with a larger renter pool over time. Elevated ownership costs in the area reinforce reliance on multifamily housing, while rising rents and a relatively high rent-to-income profile underscore the need for disciplined lease management and value-focused renovations.
- Renter-heavy neighborhood and solid occupancy support income durability.
- 1985 vintage is newer than local averages, with value-add and modernization potential.
- Amenity-rich setting (food and grocery access) strengthens leasing appeal.
- Demand tailwinds from projected household growth within 3 miles support absorption.
- Risks: below-median safety metrics, limited parks/childcare, and affordability pressure require prudent underwriting and resident retention strategies.