| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 54th | Good |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4275 NW 11th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 29 |
| Transaction Date | 2015-11-10 |
| Transaction Price | $3,335,000 |
| Buyer | T G H INVESTMENTS INC |
| Seller | BARBARA GARDENS APARTMENTS LLC |
4275 NW 11th St Miami Multifamily Investment
The surrounding neighborhood shows a deep renter base and steady leasing fundamentals at the neighborhood level, according to WDSuite’s CRE market data. For investors, the concentration of renter-occupied units supports durable demand, while pricing remains tied to local incomes.
Located in Miami s inner-suburban fabric, the neighborhood performs above the metro median for renter concentration, with roughly two-thirds of housing units renter-occupied. For multifamily investors, this depth of renter-occupied stock indicates a sizable tenant base and supports day-to-day leasing stability, even as turnover management remains important.
Occupancy in the neighborhood tracks below the national median and sits below the Miami metro median (ranked 365 out of 449 metro neighborhoods), which suggests competition for tenants can be present at times. That said, median asking rents in the area benchmark in the upper half nationally, pointing to a renter pool willing to pay for location and convenience within the metro. Lease-up strategy and amenity execution remain key competitive levers.
Local amenities are a mix: restaurant density is competitive (top decile nationally), while everyday services like groceries, parks, pharmacies, and cafes are comparatively sparse within the immediate neighborhood. Childcare access stands out as a relative strength (top decile nationally). For owners, this combination argues for onsite convenience features and partnerships with nearby providers to bolster retention.
Within a 3-mile radius, recent population trends show a modest decline, while household counts edged higher and are projected to expand further through 2028. This pattern implies smaller average household sizes and a gradually expanding renter pool. Rising household incomes in the same 3-mile radius strengthen credit profiles and support rent collections, while a rent-to-income dynamic that is relatively manageable for the metro can aid retention.
Home values nearby benchmark lower than many U.S. neighborhoods, which can increase competition from ownership options; investors should emphasize value, convenience, and resident experience to sustain pricing power and limit down-moves to entry-level ownership. Overall operating performance metrics, including NOI per unit, sit around the national midpoint, underscoring the importance of active asset management over passive hold strategies.
Safety indicators are mixed when viewed against broader benchmarks. The neighborhood ranks below the Miami metro median (304 out of 449 neighborhoods) and below the national median for safety, signaling that operators should continue standard security and lighting best practices. At the same time, property offenses have trended down recently, improving faster than many neighborhoods nationwide, which is a constructive directional signal rather than a guarantee.
Investors should frame underwriting with conservative assumptions and emphasize measures that support resident comfort such as site visibility, access control, and coordination with property management while monitoring neighborhood trends over time.
Proximity to a diverse set of corporate employers supports workforce housing demand and commute convenience for residents, notably in energy logistics, homebuilding, healthcare, and transportation.
- World Fuel Services energy & logistics (5.9 miles) HQ
- Lennar homebuilding (6.5 miles) HQ
- Johnson & Johnson healthcare & consumer products offices (8.6 miles)
- Mosaic chemicals & agribusiness offices (9.1 miles)
- Ryder System transportation & logistics (9.5 miles) HQ
4275 NW 11th St is a 29-unit 1972 vintage asset positioned in an inner-suburban Miami neighborhood with a large base of renter-occupied housing. The submarket shows median rents that benchmark in the upper half nationally alongside occupancy levels below the metro median, pointing to a leasing environment where amenity execution and professional management can differentiate performance. Based on commercial real estate analysis from WDSuite, renter concentration in the neighborhood supports a broad tenant pipeline, while relatively manageable rent-to-income dynamics can aid retention.
The 1972 vintage suggests potential value-add via targeted interior updates and systems modernization to sharpen competitive positioning against newer supply. Within a 3-mile radius, households have grown and are projected to expand further even as population edged down, indicating smaller household sizes and a gradually expanding renter pool that can support occupancy over the medium term. Local restaurant density is strong, while everyday services are thinner, making onsite convenience and resident experience important for pricing power.
- Large neighborhood renter base supports demand depth and leasing velocity
- 1972 vintage offers value-add potential through interior and systems upgrades
- Household growth within 3 miles points to a gradually expanding renter pool and occupancy support
- Restaurant density is competitive; onsite convenience can offset thinner everyday services
- Risks: below-metro-median safety ranking and accessible ownership options may pressure pricing without strong operations