| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 63rd | Best |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3300 S Dixie Hwy, Miami, FL, 33133, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 45 |
| Transaction Date | 2024-03-15 |
| Transaction Price | $65,400 |
| Buyer | DOLCE FAR NIENTE LLC |
| Seller | FRALURA INC |
3300 S Dixie Hwy Miami Multifamily Investment
Renter demand is supported by a high renter-occupied share at the neighborhood level and steady occupancy, according to WDSuite’s CRE market data, offering durable cash-flow potential in Miami’s Urban Core.
Positioned in Miami’s Urban Core, the property benefits from neighborhood fundamentals that are above metro median on several investor-relevant dimensions. Neighborhood occupancy sits in the upper half nationally, and the renter-occupied share is in a higher national tier, signaling depth in the tenant base and support for lease-up and renewal strategies. Median contract rents benchmark around the national mid-range, which can aid retention while still allowing disciplined rent growth management.
Livability signals are mixed but serviceable for workforce and professional renters. Pharmacy access is exceptionally dense (top tier nationally), while counts of groceries, parks, and restaurants within the neighborhood boundary are limited; nearby urban districts may supplement daily needs, but investors should underwrite property-level amenities and transportation connectivity to offset local retail gaps. The neighborhood’s overall rating sits near the middle of Miami’s 449 neighborhoods, indicating competitive positioning without reliance on premium submarket pricing.
The asset’s 1972 vintage is older than the neighborhood’s average construction year, creating clear value-add and capital planning opportunities. Updating common areas, building systems, and in-unit finishes can improve competitive standing against 1990s-and-newer stock while targeting rent premiums that align with local affordability thresholds and the property’s average unit size profile.
Demographic statistics are aggregated within a 3-mile radius. Over the last cycle, households have grown even as average household size trended smaller; forward-looking projections point to household expansion and higher incomes, implying a larger tenant base and support for occupancy stability and price segmentation. In a high-cost ownership market—reflected by elevated home values and a value-to-income ratio in the top national tier—multifamily provides comparatively accessible housing options, which can reinforce renter reliance and support pricing power while keeping lease management focused on affordability risk.
Safety indicators present a balanced picture. Overall crime benchmarks modestly better than the national median, but property-related incidents remain elevated compared with U.S. neighborhoods. Notably, both violent and property offense rates have improved meaningfully year over year, placing recent declines in stronger national tiers; this trend, based on WDSuite’s CRE market data, can support leasing confidence if sustained. As always, investors should evaluate block-level conditions, property security features, and management practices to maintain resident retention and minimize loss-to-lease risk.
Nearby corporate employment anchors support commute convenience and broaden the renter pool, particularly for professional and managerial households. Key employers include Lennar, World Fuel Services, Mosaic, Johnson & Johnson, and Ryder System.
- Lennar — homebuilding corporate HQ (8.1 miles) — HQ
- World Fuel Services — energy and fuel services (8.4 miles) — HQ
- Mosaic — industrial/chemicals offices (9.4 miles)
- Johnson & Johnson — healthcare and consumer products offices (11.9 miles)
- Ryder System — transportation and logistics (12.5 miles) — HQ
This 45-unit, 1972-vintage asset offers a straightforward value-add story in a neighborhood with steady occupancy and a high renter-occupied share, supporting leasing durability and renewal capture. According to CRE market data from WDSuite, the area’s rent benchmarks hover around the national middle while ownership costs are elevated, a combination that can sustain renter reliance on multifamily and provide room for strategic upgrades to drive NOI without overreaching affordability.
Household growth and income gains within a 3-mile radius point to a larger tenant base and improved depth for professionally managed product. Capital plans should prioritize systems modernization and finish upgrades to compete with newer stock, while underwriting should account for localized retail gaps and prudent security measures given mixed but improving safety indicators.
- Renter demand: higher national-tier renter-occupied share supports tenant depth and occupancy stability.
- Value-add path: 1972 vintage enables renovations to close the gap with newer neighborhood stock.
- Pricing power: mid-range neighborhood rents and high-cost ownership context support rent positioning.
- Demand drivers: proximity to multiple corporate offices broadens the professional renter pool.
- Risks: limited neighborhood retail amenities and uneven safety metrics warrant conservative underwriting and active management.