| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 55th | Good |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 436 NE 82nd St, Miami, FL, 33138, US |
| Region / Metro | Miami |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2012-10-01 |
| Transaction Price | $1,050,000 |
| Buyer | ANNE MARIE TOWERS LLC |
| Seller | DANIEL MIRIAM PATRICIA |
436 NE 82nd St Miami Multifamily Investment
Neighborhood renter-occupied share is high and occupancy has held near national norms, according to CRE market data from WDSuite, supporting durable demand for a 20-unit asset in Miami's urban core. Elevated ownership costs nearby further underpin the renter pool.
This address sits in an Urban Core pocket of Miami ranked 51st among 449 metro neighborhoods, which is competitive among Miami-Miami Beach-Kendall neighborhoods. The area skews older in building stock, with a neighborhood average construction year of 1959, which can position a 1973-vintage asset as relatively newer versus much of the immediate competition.
Daily needs are well served: grocery access, restaurants, cafes, parks, and pharmacies all track in the 90th-percentile range nationally, while childcare options are comparatively thin. These amenity dynamics tend to support renter retention and leasing velocity for professionally managed multifamily, as validated by WDSuite’s commercial real estate analysis.
The neighborhood’s occupancy rate trends around the national middle and has improved modestly over the past five years, while renter-occupied housing units comprise a large share of the stock (upper-90s percentile nationally). That depth of renter concentration supports a stable tenant base, though lease management should account for rent-to-income pressure.
Within a 3-mile radius, households have increased and are projected to expand further by 2028, indicating a larger tenant base over the medium term even as population counts have fluctuated. Income growth projections and higher home values (mid-90s percentile nationally) point to a high-cost ownership environment that sustains multifamily demand; investors should balance this with affordability considerations for renewals and pricing.
Safety outcomes for this neighborhood are mixed relative to broader benchmarks. Within the Miami metro, the area’s crime position sits near the middle of 449 neighborhoods. Nationally, current readings are below the median, but recent trends show meaningful year-over-year improvement.
Violent offense rates are below the national median (around the lower-third nationwide), and property offense rates sit well below national norms; both have declined over the past year. For investors, the key takeaway is directional improvement and metro-average positioning, not a guarantee of outcomes at the property level. Ongoing monitoring and standard security best practices remain prudent.
Nearby corporate offices provide a diversified employment base that supports renter demand and retention, led by Mosaic, Johnson & Johnson, and several Miami-headquartered firms including World Fuel Services, Ryder System, and Lennar.
- Mosaic — corporate offices (4.8 miles)
- Johnson & Johnson — corporate offices (7.8 miles)
- World Fuel Services — corporate offices (10.8 miles) — HQ
- Ryder System — corporate offices (12.4 miles) — HQ
- Lennar — corporate offices (12.5 miles) — HQ
436 NE 82nd St is a 20-unit asset in an amenity-rich Urban Core location where neighborhood occupancy has been steady and renter concentration sits well above the metro median. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which sustains reliance on multifamily and supports pricing power when paired with strong neighborhood amenities.
Built in 1973, the property is newer than much of the surrounding stock. That positioning can be competitive versus older assets, while age-appropriate capital planning (systems, common areas, and potential interior updates) can further enhance leasing appeal. Within a 3-mile radius, households are projected to rise, expanding the tenant base and supporting occupancy stability over the medium term.
- Amenity-rich Urban Core location with competitive metro rank and strong daily-needs access
- High renter-occupied share in the neighborhood supports depth of tenant demand
- 1973 vintage offers an edge versus older local stock, with value-add potential through modernization
- Household growth within 3 miles points to a larger renter pool and supports occupancy stability
- Monitor affordability pressure and crime trends as key underwriting risks and operational considerations