| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Poor |
| Demographics | 18th | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 305 NW 72nd Ave, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | $2,675,000 |
| Buyer | MONTE CARLO APT INC |
| Seller | PR CATHY BLANK |
305 NW 72nd Ave Miami Multifamily Investment Opportunity
Neighborhood occupancy is strong and renter concentration is elevated, supporting a deeper tenant base for stabilized operations, according to WDSuite s CRE market data. This location offers steady demand fundamentals in Miami s inner suburb with potential value-add upside at the asset level.
Located in an Inner Suburb of Miami, the neighborhood carries a C+ rating and shows durable renter demand. Neighborhood occupancy is 95.8% and ranks above the metro median (197 of 449), indicating comparatively stable leasing conditions versus many Miami submarkets. Renter-occupied housing accounts for a high share of local units (rank 89 of 449; top quartile in the metro and high nationally), pointing to a sizable tenant base for multifamily operators.
Amenity access is a relative strength at the neighborhood level. Cafes and restaurants rank competitively among 449 Miami neighborhoods (both near the top quartile; cafes rank 82 and restaurants rank 83) and sit in the mid-90s nationally by density. Grocery access is also competitive (rank 152 of 449), while parks are moderately available. Pharmacy presence is limited nearby, which may reduce some convenience for residents, but core daily-needs retail appears accessible.
Construction vintage in the immediate area skews newer than this asset (neighborhood average 1982 versus a 1972 build for the property). For investors, the older vintage suggests planning for targeted capital expenditures or renovations to stay competitive with the surrounding stock, creating potential value-add pathways.
Demographic statistics aggregated within a 3-mile radius indicate households have grown even as population edged down, alongside smaller average household sizes. This combination generally expands the renter pool and supports occupancy stability. Median household income has trended higher in recent years, and median contract rents have also risen, reinforcing steady demand, based on commercial real estate analysis from WDSuite.
Home values in the neighborhood are comparatively low by national standards (national percentile in the teens), which can introduce some competition from ownership options. Even so, the high renter-occupied share and above-median neighborhood occupancy suggest multifamily remains a primary housing solution locally, supporting lease retention.
Safety metrics should be weighed in context. Neighborhood crime ranks 404 out of 449 Miami-area neighborhoods, indicating higher crime relative to the metro s average and a lower national safety standing (around the lower third nationally). Investors may want to factor this into underwriting via security measures, screening, or insurance assumptions.
Trend signals are mixed. Property offenses decreased year over year (down roughly one-fifth), a constructive directional shift. By contrast, estimated violent offenses increased modestly over the last year. These trends point to the importance of active management and resident engagement to support on-site safety over the hold period.
Proximity to corporate employers supports renter demand through commute convenience and a diverse white-collar employment base. Nearby anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar homebuilder (3.6 miles) HQ
- World Fuel Services energy services (3.7 miles) HQ
- Ryder System logistics (8.0 miles) HQ
- Johnson & Johnson healthcare products offices (9.0 miles)
- Mosaic chemicals & fertilizers offices (12.1 miles)
This 39-unit, 1972-vintage property sits in a Miami inner-suburb neighborhood with above-median occupancy and a high share of renter-occupied units, supporting depth of tenant demand. Amenity access is comparatively strong within the metro, and 3-mile demographics point to growth in households and smaller household sizes, which typically expands the renter pool and supports steady leasing. Given the asset s older vintage versus the neighborhood average, focused renovations or system upgrades could enhance competitiveness and drive value-add outcomes.
According to CRE market data from WDSuite, local home values are low relative to national norms, which can create some competition from ownership, while rent-to-income metrics indicate affordability pressure that warrants prudent lease management. Even with these considerations, the combination of renter concentration, occupancy stability, and proximity to major employers supports a durable demand thesis.
- Above-median neighborhood occupancy and high renter concentration support leasing stability
- 1972 vintage presents value-add potential through targeted renovations and capex
- Amenity-rich location with competitive cafe, restaurant, and grocery access within the metro
- 3-mile household growth and smaller household sizes point to a larger renter pool
- Risks: lower relative safety rankings and affordability pressure require active management and cautious underwriting