| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 29th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4000 NW 7th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 2013 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4000 NW 7th St Miami 2013 Multifamily Investment
Neighborhood renter-occupied share is high, supporting depth of the tenant base and steady leasing, according to WDSuite’s CRE market data. Occupancy in the surrounding neighborhood trends near the national midpoint, offering stable demand signals without relying on outsized growth assumptions.
This Urban Core location in Miami-Dade benefits from strong daily-needs access: grocery and pharmacy density rank among the higher tiers metro-wide, and restaurants and cafes are plentiful. That convenience profile typically supports leasing velocity and resident retention for workforce and lifestyle renters.
The property’s 2013 vintage is newer than the neighborhood’s average construction year of 1975, positioning it competitively versus older stock while still warranting routine system updates over the hold period. At the neighborhood level, occupancy trends sit near the national midpoint but below the metro median among 449 Miami–Miami Beach–Kendall neighborhoods, suggesting stable baseline demand with room for operational execution to drive results.
Renter concentration is elevated (measured as the share of housing units that are renter-occupied), which signals a deep tenant pool for multifamily. Within a 3-mile radius, households have increased over the past five years and are projected to continue expanding alongside smaller average household sizes; together, these trends point to a larger tenant base and support for occupancy stability.
Ownership costs in the area are comparatively high versus incomes at the neighborhood level, which tends to sustain reliance on rental housing and can bolster pricing power for well-managed assets. However, the neighborhood’s average school ratings are lower relative to national benchmarks, and park access is limited; investors should weigh these factors when assessing family-oriented demand and amenity packages.
Safety indicators for this neighborhood track below national averages, and the area ranks weaker relative to many of the 449 neighborhoods in the Miami–Miami Beach–Kendall metro. For investors, this points to the importance of security-focused operations and resident experience.
Recent trends are mixed: estimated property offenses have moved lower year over year, while estimated violent offenses rose over the same period. Nationally, the neighborhood sits in lower percentiles for safety, so underwriting should include prudent assumptions for insurance, security measures, and potential resident screening requirements.
Nearby corporate offices provide a diversified employment base that supports commuter demand and lease retention. Key employers within a 10-mile radius include World Fuel Services, Lennar, Johnson & Johnson, Mosaic, and Ryder System.
- World Fuel Services — corporate offices (6.2 miles) — HQ
- Lennar — corporate offices (6.7 miles) — HQ
- Johnson & Johnson — healthcare products offices (8.9 miles)
- Mosaic — corporate offices (9.0 miles)
- Ryder System — logistics/transportation offices (9.9 miles) — HQ
Built in 2013, this 38-unit asset is relatively new compared with the neighborhood’s older 1970s-era housing stock, offering competitive positioning against legacy properties while leaving room for targeted modernization and capital planning. The surrounding neighborhood shows renter concentration well above metro norms and occupancy near the national midpoint, which supports a stable demand backdrop. According to CRE market data from WDSuite, the area’s high-cost ownership environment reinforces reliance on rentals, benefiting professionally managed communities that balance pricing and retention.
Within a 3-mile radius, households have grown and are projected to increase further, with smaller average household sizes that typically favor multifamily. Income levels are trending higher and forecasts point to continued rent growth locally, strengthening the case for durable renter demand. Risks to underwrite include measured affordability pressure, limited park access, and safety metrics that trail national benchmarks.
- Newer 2013 vintage versus local 1970s stock supports competitive positioning
- Elevated renter-occupied share indicates depth of tenant base and demand stability
- High-cost ownership market sustains rental reliance and potential pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: affordability pressure, below-average safety indicators, and limited park access