| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 28th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 NW 13th St, Miami, FL, 33136, US |
| Region / Metro | Miami |
| Year of Construction | 1992 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
250 NW 13th St Miami Multifamily Investment
Neighborhood renter concentration is high and occupancy has trended up in recent years, according to WDSuite s CRE market data, suggesting a durable tenant base with pricing best managed alongside affordability. Built 1992, the asset competes against older stock common to the area while allowing room for targeted modernization.
Located in Miami s Urban Core, the neighborhood scores below the metro median overall (rank 331 of 449) yet offers several investor-friendly fundamentals. Renter-occupied housing comprises a large share of units (neighborhood-level metric), indicating depth in the tenant pool and support for leasing continuity. Neighborhood occupancy has improved over the past five years, which helps frame near-term stability even as asset management should remain attentive to retention and turn costs.
Amenity access is mixed but with notable strengths: parks, grocery, and restaurants perform in the top quartile nationally, supporting day-to-day livability and renter appeal. By contrast, limited nearby childcare, pharmacies, and cafes signal convenience gaps that operators may offset through on-site services or partnerships.
Relative value dynamics are constructive for rentals. Neighborhood home values sit within higher national percentiles and value-to-income metrics point to a high-cost ownership market, which tends to sustain multifamily demand and lease retention. School ratings are below national averages, a consideration for units targeting families, though proximity to urban employment and amenities can underpin demand from singles and roommate households.
Vintage context: with an average neighborhood construction year of 1978, a 1992 build positions the property newer than much of the local stock. That typically supports competitive leasing and maintenance profiles, while select system updates or common-area refreshes can further differentiate versus older comparables.
Safety indicators track weaker than metro and national benchmarks, with the neighborhood ranking near the bottom among 449 Miami-area neighborhoods. Nationally, comparative indices place the area in lower percentiles for both property and violent offenses. For investors, this warrants prudent security planning, resident communication, and coordination with local safety initiatives to support retention and protect operating performance.
Trend framing is important: submarket-level leasing can remain resilient when supported by strong renter demand and proximity to employment. Operators typically address risk through lighting, access controls, and community engagement while monitoring evolving conditions alongside regional norms.
Proximity to corporate offices supports commuter convenience and a steady renter pipeline, with demand anchored by regional headquarters and professional services within typical urban commute ranges. The employers below reflect nearby corporate presence that can reinforce leasing stability.
- Mosaic corporate offices (5.1 miles)
- World Fuel Services corporate offices (9.8 miles) HQ
- Johnson & Johnson corporate offices (10.1 miles)
- Lennar corporate offices (10.6 miles) HQ
- Ryder System corporate offices (12.9 miles) HQ
This 22-unit, 1992 vintage asset sits in an Urban Core neighborhood with a large share of renter-occupied housing and improving neighborhood occupancy, supporting a deeper tenant base and potential leasing durability. The property s newer-than-area vintage can provide a competitive edge versus older stock, while selective modernization offers value-add pathways.
Amenity access is strong for parks, restaurants, and groceries (top quartile nationally), and a high-cost ownership backdrop tends to reinforce renter reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood rent-to-income ratios indicate affordability pressure, suggesting operators prioritize renewal strategies and expense discipline to sustain occupancy. Safety readings trail metro and national norms, so underwriting should incorporate security measures and resident engagement to support retention.
- Newer-than-neighborhood vintage (1992) supports competitive positioning vs. older area stock.
- Large renter-occupied share at the neighborhood level indicates depth of tenant demand.
- Top-quartile access to parks, groceries, and restaurants aids livability and leasing.
- High-cost ownership context can bolster rental demand and lease retention.
- Risks: lower safety rankings and affordability pressure call for active management and security planning.