| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 54th | Good |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4325 NW South Tamiami Canal Dr, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 45 |
| Transaction Date | 2023-06-16 |
| Transaction Price | $20,125,000 |
| Buyer | MAGNUM HOLDING COMPANY INC |
| Seller | BISCAYNE PLAZA II LLC |
4325 NW South Tamiami Canal Dr Miami Multifamily Opportunity
High renter concentration in the surrounding neighborhood supports a deep tenant base, though current occupancy trends suggest active leasing management is important, according to WDSuite s commercial real estate analysis.
Positioned in an Inner Suburb of Miami, the property benefits from a renter-oriented neighborhood profile: the share of housing units that are renter-occupied is high (top national tier), which supports demand depth and day-to-day leasing velocity. Neighborhood occupancy is below national medians, so disciplined marketing and renewal strategies remain important to sustain stability.
Local amenity access is mixed. Dining density ranks in the top quartile nationally, providing everyday convenience and neighborhood vibrancy, while cafes, parks, groceries, and pharmacies are less concentrated within the immediate area. For residents, that points to a drive-to-amenities pattern rather than walk-to convenience, which investors should underwrite when considering tenant preferences and retention.
Within a 3-mile radius, recent trends show modest population contraction but an increase in households, indicating smaller household sizes and a gradual broadening of the tenant base. Forward-looking projections call for growth in both households and incomes over the next five years, which supports multifamily demand and occupancy stability. Based on CRE market data from WDSuite, median rents sit above many national peers, yet rent-to-income levels in the neighborhood suggest relatively manageable rent burdens that can aid renewal rates while requiring measured rent growth strategies.
Ownership costs in the neighborhood are comparatively accessible versus higher-cost coastal submarkets, which can create some competition with for-sale options. For multifamily owners, this dynamic argues for emphasizing convenience, maintenance, and service quality to reinforce pricing power and retention relative to entry-level ownership alternatives.
Safety indicators for the neighborhood are mixed. Compared with neighborhoods nationwide, overall safety sits below the national median. Relative to other areas in the Miami-Miami Beach-Kendall metro (449 neighborhoods), the neighborhood trends in the lower half, indicating investors should underwrite pragmatic security measures and resident communication.
Recent directionality differs by category: property offenses have eased year over year, while violent incidents have risen. For investors, that combination suggests focusing on lighting, access control, and community standards, along with data-informed monitoring of trends over time rather than relying on block-level conclusions.
The employment base nearby mixes headquarters and major corporate offices that broaden commuter demand and support leasing stability for workforce renters, including energy/logistics, homebuilding, healthcare, and transportation.
- World Fuel Services energy & logistics corporate offices (5.6 miles) HQ
- Lennar homebuilding corporate offices (6.4 miles) HQ
- Johnson & Johnson healthcare offices (8.1 miles)
- Ryder System transportation & logistics corporate offices (9.1 miles) HQ
- Mosaic chemicals & materials offices (9.1 miles)
This 45-unit Miami asset sits in a renter-heavy neighborhood that provides a broad tenant pool. While neighborhood occupancy is below national medians, renewal-focused asset management and unit-level differentiation can help sustain performance. According to CRE market data from WDSuite, local rents are relatively elevated versus many U.S. areas, but rent-to-income levels indicate manageable burdens that support retention when paired with measured rent growth.
Looking ahead, 3-mile projections indicate growth in households and rising incomes, pointing to a larger renter pool and improved depth of demand. Amenity access skews toward strong restaurant density but fewer daily-needs options within immediate walking distance, so investors should emphasize property-level convenience, maintenance, and service to reinforce leasing and mitigate competition from more accessible ownership alternatives.
- Renter-occupied share is high, supporting a deep tenant base and steady leasing.
- Household and income growth within 3 miles are projected to expand the renter pool.
- Restaurant density provides lifestyle convenience, complementing value-focused unit positioning.
- Measured rent growth advisable given below-median neighborhood occupancy and accessible ownership options.
- Risk: Safety indicators are below national medians and mixed year over year; budget for security and resident engagement.