| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 83rd | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 479 NE 30th St, Miami, FL, 33137, US |
| Region / Metro | Miami |
| Year of Construction | 2003 |
| Units | 89 |
| Transaction Date | --- |
| Transaction Price | $425,000 |
| Buyer | TECNO LLC |
| Seller | SEMINARIO ROBERTO E |
479 NE 30th St Miami Multifamily Investment
Positioned in Miami s Urban Core, the asset benefits from strong neighborhood amenities and a deep renter base, according to WDSuite s CRE market data. Neighborhood occupancy figures reflect submarket softness rather than property performance, but amenity access and renter demand support longer-term stability.
This Urban Core location ranks competitive among Miami-Miami Beach-Kendall neighborhoods (13 out of 449), with amenity access that supports leasing velocity. Caf e9 and restaurant density is among the highest nationally (both in the mid-to-high 90th percentiles), and groceries and pharmacies score well above national averages, indicating daily-needs convenience that helps attract and retain renters. Average school ratings are moderate, which is typical for dense urban cores.
The property s 2003 construction is newer than the neighborhood s average vintage (1988), offering relative competitiveness versus older stock. Investors should still plan for mid-life capital items and selective modernization to sustain positioning against newer deliveries.
Neighborhood occupancy is measured for the neighborhood, not the property, and currently trends soft relative to national benchmarks. Even so, the share of housing units that are renter-occupied in the neighborhood is elevated, pointing to a substantial multifamily tenant base. Within a 3-mile radius, demographics indicate population growth over the last five years with notable increases in households and a smaller average household size, which expands the renter pool and supports occupancy stability over time.
Home values in the neighborhood are elevated versus national norms, while the rent-to-income ratio sits near the lower third of national readings. For investors, a high-cost ownership market often reinforces reliance on rental housing and can support pricing power, while balanced renter affordability can aid renewal retention and reduce turnover risk.
Parks are limited within the immediate neighborhood, a common trade-off in dense urban settings. However, the overall amenity mix and proximity to employment nodes provide lifestyle convenience that underpins renter demand.
Safety indicators for this neighborhood compare weaker than many areas across the metro and nationally. However, recent trend data shows year-over-year declines in both property and violent offense rates, suggesting gradual improvement. These figures reflect neighborhood-level conditions rather than block-specific dynamics, and investors typically account for them via asset operations, security features, and tenant screening.
Relative positioning is best viewed in context: while the area does not sit in the top tiers for safety today, downward trends and the draw of nearby amenities and employment can support steady renter interest. Monitoring local policy, policing initiatives, and property-level measures remains prudent as part of ongoing risk management.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience, including Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic corporate offices (4.1 miles)
- Johnson & Johnson healthcare corporate offices (9.6 miles)
- World Fuel Services energy & logistics corporate offices (10.4 miles) HQ
- Lennar homebuilding corporate offices (11.6 miles) HQ
- Ryder System transportation & logistics corporate offices (13.1 miles) HQ
479 NE 30th St combines a central Miami Urban Core address with strong lifestyle amenities and proximity to major employers. Based on CRE market data from WDSuite, the neighborhood shows elevated renter concentration and high national standing for dining and daily-needs access, supporting leasing fundamentals even as neighborhood occupancy runs below broader benchmarks. The 2003 vintage is newer than the area average, positioning the asset well versus older comparables while leaving room for targeted upgrades to sustain competitiveness.
Within a 3-mile radius, population and household growth, along with smaller average household sizes, point to a larger tenant base and steady demand for multifamily units. Elevated home values in the neighborhood indicate a high-cost ownership market that can reinforce reliance on rental housing, while rent-to-income metrics suggest manageable affordability pressure that may aid lease retention.
- Urban Core location with top-tier amenity access that supports renter attraction and retention.
- 2003 construction offers relative competitiveness versus older stock, with scope for selective modernization.
- Expanding 3-mile renter pool driven by population and household growth and smaller household sizes.
- Elevated neighborhood home values reinforce reliance on rental housing, supporting pricing power with balanced affordability.
- Risks: neighborhood-level safety ranks below metro averages and occupancy is soft; operations and asset enhancements are key mitigants.