| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 19th | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3780 NW 22nd Ave, Miami, FL, 33142, US |
| Region / Metro | Miami |
| Year of Construction | 2011 |
| Units | 96 |
| Transaction Date | 2010-10-20 |
| Transaction Price | $2,070,000 |
| Buyer | EMERALD BAY APARTMENTS LIMITED PARTNERSH |
| Seller | 3780 INVESTMENT LLC |
3780 NW 22nd Ave Miami Multifamily Investment
Neighborhood occupancy is strong with a deep renter base, suggesting dependable leasing performance in this urban Miami location, according to CRE market data from WDSuite. Newer 2011 construction provides competitive positioning versus older stock in the area.
This Urban Core neighborhood shows resilient renter demand: the neighborhood occupancy rate ranks 95 out of 449 metro neighborhoods, placing it in the top quartile locally and at a high national percentile. A large share of housing units are renter-occupied (around three-quarters), indicating a sizable tenant base that can support lease-up and retention for multifamily assets.
Amenities skew toward daily convenience and dining. Cafes, parks, pharmacies, and restaurants are dense by national comparison (mid‑90s percentiles), which helps support livability and walkable routines. By contrast, immediate access to grocery stores and childcare is more limited within the neighborhood, so residents may rely on nearby districts for those needs.
Within a 3-mile radius, demographic statistics indicate household counts have grown in recent years and are projected to rise further, even as average household size trends smaller. This combination typically expands the renter pool and supports occupancy stability. At the same time, ownership costs in the neighborhood are elevated relative to many U.S. areas, which tends to sustain reliance on multifamily rentals and can reinforce pricing power when balanced with lease management and renewal strategies.
Relative to metro and national CRE trends, the asset’s 2011 vintage is newer than much of the local housing stock (the neighborhood’s average construction year skews mid‑20th century). For investors, that positioning can reduce near-term capital exposure and improve competitive standing versus older properties, while still allowing selective modernization to capture rent premiums.
Safety conditions are mixed but improving. At the metro level, the neighborhood’s overall crime rank sits around the middle of 449 neighborhoods. Nationally, violent and property offense indicators track below the U.S. median, yet both have shown year‑over‑year declines, with violent incidents improving notably. For underwriting, this suggests monitoring trendlines rather than relying on block‑level assumptions.
The area draws from a broad employment base of corporate offices within an easy commute, supporting renter demand and lease retention. Notable nearby employers include Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic — corporate offices (6.8 miles)
- Johnson & Johnson — healthcare products corporate offices (7.6 miles)
- World Fuel Services — energy services corporate offices (7.6 miles) — HQ
- Lennar — homebuilding corporate offices (8.9 miles) — HQ
- Ryder System — logistics & transportation corporate offices (10.3 miles) — HQ
3780 NW 22nd Ave offers a durable demand profile backed by a high neighborhood occupancy rank (top quartile among 449 metro neighborhoods) and a concentrated renter-occupied base. The 2011 construction year positions the property competitively versus older local stock, helping limit immediate capital needs while allowing targeted upgrades to drive rent differentiation. Based on CRE market data from WDSuite, amenity density in cafes, parks, pharmacies, and restaurants supports daily convenience that can aid leasing and renewal performance.
Within a 3‑mile radius, household growth and a forecast expansion in households point to a larger tenant base over the medium term, even as household sizes trend smaller. Ownership is relatively high-cost in the neighborhood context, which tends to sustain rental demand. Key watch items include affordability pressure (rent-to-income dynamics) and uneven access to certain essentials like grocery and childcare, which can influence tenant retention strategies.
- High neighborhood occupancy and sizable renter-occupied share support leasing stability.
- 2011 vintage offers competitive positioning versus older local stock with selective value-add potential.
- Strong amenity density (cafes, parks, pharmacies, restaurants) underpins livability and renewal prospects.
- Expanding household counts within 3 miles point to a growing tenant base and support occupancy.
- Risks: affordability pressure and limited grocery/childcare access may affect pricing power and retention.