| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 76th | Best |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3605 NE 207th St, Miami, FL, 33180, US |
| Region / Metro | Miami |
| Year of Construction | 1991 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3605 NE 207th St, Miami — Multifamily Positioning in Amenity-Rich Aventura
Situated in an Urban Core pocket with strong neighborhood amenities and high-income households, this location supports durable renter demand and pricing resilience, according to WDSuite’s CRE market data.
Aventura’s Urban Core setting delivers day-to-day convenience that underpins renter retention. Neighborhood amenities score in the top decile nationally for restaurants, groceries, parks, and pharmacies, helping properties compete on location rather than amenities alone. Median contract rents in the neighborhood benchmark well above national norms, signaling depth of demand among higher-earning renters.
The property’s 1991 vintage is slightly newer than the neighborhood’s average construction year of 1988. For investors, that positions the asset competitively versus older local stock while still warranting targeted modernization and systems upgrades to support lease-up velocity and renewal capture.
Within a 3-mile radius, demographics indicate a broad tenant base anchored by high mean and median household incomes and a renter-occupied share around two-fifths of housing units. Population has been stable in recent years, and households are projected to expand meaningfully through the next five years, supporting a larger tenant base and steadier absorption.
At the neighborhood level (not the property), occupancy trends currently lag national benchmarks. Investors should underwrite leasing and marketing execution as an active lever, while recognizing that elevated neighborhood home values and strong incomes can reinforce reliance on multifamily housing and support rent collections.
Safety outcomes in this neighborhood track below national and metro averages, with ranks in the lower tier among 449 Miami–Miami Beach–Kendall neighborhoods. National percentiles indicate higher rates of both property and violent offenses relative to many U.S. neighborhoods.
Recent trend signals show slight year-over-year improvement in estimated property offenses, though violent offense estimates ticked up. Investors should consider standard security measures and resident-experience protocols as part of asset management, benchmarking against comparable Urban Core assets rather than block-level assumptions.
The surrounding labor market includes a mix of corporate offices that support commuter demand and leasing stability, notably in automotive retail, healthcare products, logistics, energy, and diversified corporate services.
- AutoNation — automotive retail corporate offices (10.45 miles) — HQ
- Mosaic — corporate offices (10.85 miles)
- Johnson & Johnson — healthcare products corporate offices (11.41 miles)
- Ryder System — logistics corporate offices (17.41 miles) — HQ
- World Fuel Services — energy corporate offices (17.80 miles) — HQ
This 45-unit asset benefits from an amenity-rich Urban Core location where households skew higher-income and neighborhood rents outperform national benchmarks. The 1991 vintage provides a modest “newer-than-neighborhood-average” edge, with potential for targeted renovations to sharpen competitive positioning against older inventory and sustain renewal capture. Based on CRE market data from WDSuite, neighborhood-level occupancy trails national norms, suggesting that hands-on leasing strategy and product differentiation will be key drivers of performance.
Within a 3-mile radius, the renter pool is broad and projected household growth points to a larger tenant base over the next cycle. Elevated ownership costs in the surrounding area tend to sustain reliance on rental housing, which can support pricing power when paired with thoughtful capex and resident experience management.
- Amenity-rich Urban Core location supports retention and leasing velocity.
- 1991 vintage offers value-add and systems modernization angles versus older local stock.
- High-income renter base and elevated ownership costs reinforce multifamily demand.
- Neighborhood occupancy is softer than national trends; execution on leasing and amenities is a key lever.
- Concentrated corporate employment within commuting range supports steady renter inflows.