| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 54th | Good |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4393 NW 11th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2014-04-17 |
| Transaction Price | $1,765,000 |
| Buyer | IMS INVESTMENTS GROUP LLC |
| Seller | PORTER JORGE |
4393 NW 11th St Miami Multifamily Investment
High renter-occupied share in the surrounding neighborhood supports a deep tenant base and steady leasing, according to WDSuite’s CRE market data.
Located in an inner-suburban pocket of Miami-Dade, the neighborhood shows durable renter demand signals for multifamily: renter-occupied housing accounts for a large share of units (high nationally), which typically supports leasing velocity and renewal depth for smaller assets like a 20-unit property. Median contract rents in the area sit in the upper tiers nationally, while rent-to-income trends suggest manageable affordability pressure that operators should monitor for retention.
On local amenities, restaurants are relatively dense compared with many U.S. neighborhoods (upper percentile nationally), while cafes, parks, groceries, and pharmacies are limited within the immediate neighborhood footprint. Childcare access is competitive among Miami-Miami Beach-Kendall neighborhoods (ranked toward the better end of 449 neighborhoods), which can aid family-oriented renter appeal. These dynamics point to everyday convenience anchored more by dining options than by daily-needs retail.
Operationally, neighborhood occupancy has eased over the past five years, and the current rate sits below the metro median. Even so, net operating income per unit is competitive among Miami-Miami Beach-Kendall neighborhoods (ranked in the stronger cohort out of 449), a useful benchmark for underwriting. This commercial real estate analysis is based on CRE market data from WDSuite.
Demographics within a 3-mile radius indicate population was recently contracting but households increased modestly; forward-looking projections point to household growth and smaller average household size, which can translate into a larger renter pool and support occupancy stability over time. Home values remain relatively accessible versus higher-cost coastal markets, which can introduce some competition with ownership options, so pricing and amenity positioning matter for lease retention.
Safety indicators are mixed. The neighborhood sits below the national median for safety (around the 37th percentile nationally), yet estimated property offense rates declined materially year over year (approximately a 28.6% improvement), suggesting recent momentum in the right direction. Violent offense estimates, however, increased over the same period.
Within the Miami-Miami Beach-Kendall metro, the neighborhood’s crime rank is 304 out of 449 neighborhoods, indicating it is not among the strongest-performing areas locally. Investors should frame safety as a submarket-level consideration rather than a block-level assessment and incorporate trend monitoring into asset management plans.
Proximity to corporate employers underpins commuter convenience and supports renter demand, led by headquarters and major offices including World Fuel Services, Lennar, Johnson & Johnson, Mosaic, and Ryder System.
- World Fuel Services — energy services HQ (5.8 miles) — HQ
- Lennar — homebuilding HQ (6.4 miles) — HQ
- Johnson & Johnson — healthcare offices (8.5 miles)
- Mosaic — agribusiness offices (9.3 miles)
- Ryder System — logistics HQ (9.4 miles) — HQ
4393 NW 11th St is a 20-unit, 1972-vintage asset positioned in an inner-suburban Miami neighborhood with a high share of renter-occupied housing units, supporting a deep tenant base. Neighborhood occupancy has softened versus five years ago and trails the metro median, but NOI per unit benchmarks are competitive locally, and median rents sit in upper national tiers. According to CRE market data from WDSuite, the surrounding 3-mile area shows rising household counts and smaller household sizes over the forecast horizon, which can expand the renter pool and help sustain leasing performance.
Vintage implies typical 1970s building systems; investors should plan for targeted capital improvements and consider value-add scope to enhance competitiveness against newer stock. Ownership costs in the area are relatively accessible versus high-cost coastal metros, creating some competition with entry-level ownership; balanced amenity upgrades and effective lease management can support retention where rent-to-income is around the high-20% range.
- High renter-occupied share supports depth of tenant demand and renewal prospects
- Competitive NOI-per-unit benchmarks among Miami metro neighborhoods
- Forecast household growth within 3 miles expands the renter pool and supports occupancy stability
- 1972 vintage offers value-add potential with targeted system and interior upgrades
- Risks: below-metro occupancy, mixed safety trends, and potential competition from ownership options