| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 22nd | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 485 NW 71st St, Miami, FL, 33150, US |
| Region / Metro | Miami |
| Year of Construction | 2010 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
485 NW 71st St Miami 112-Unit Multifamily
In a neighborhood with a high share of renter-occupied housing, this 2010 asset benefits from steady tenant demand; according to WDSuite’s CRE market data, the local ownership market is high-cost relative to incomes, which can support durable rental need.
Livability indicators suggest everyday convenience: neighborhood amenities rank competitively among 449 Miami metro neighborhoods, with cafes, grocery options, and pharmacies in the top cohort, while park access is limited. Average school ratings in the area are lower relative to the metro, which may influence family-oriented demand but is less determinative for workforce renters.
The property built in 2010 is newer than the neighborhood s average 1960s-era stock, positioning it as relatively competitive versus older buildings while still warranting routine system updates over the hold. Neighborhood occupancy is below many Miami submarkets, indicating leasing may require sharper execution; however, a high renter concentration signals depth in the tenant base for multifamily.
Within a 3-mile radius, population has grown modestly in recent years and is projected to expand further by 2028, with households increasing at a faster pace. This points to a larger tenant base and continued renter pool expansion that can support occupancy stability over time.
Home values are elevated compared with local incomes, and WDSuite s commercial real estate analysis indicates this high-cost ownership landscape reinforces reliance on multifamily rentals. At the same time, rent-to-income levels are on the higher side locally, calling for thoughtful lease management to balance pricing power with retention.
Safety metrics for the neighborhood trail national norms, with rankings placing it below the stronger Miami areas among 449 metro neighborhoods. However, recent trend data shows year-over-year declines in both property and violent offense estimates, indicating a directional improvement compared with the prior year.
For investors, the takeaway is comparative rather than absolute: current safety stands below national percentiles, but the improving trajectory may support gradual perception gains. Underwriting should reflect neighborhood positioning while recognizing the recent downward trend in estimated offenses.
Proximity to major employers supports a broad workforce renter base and commute convenience, including corporate offices for Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic corporate offices (5.4 miles)
- Johnson & Johnson healthcare & consumer products (7.3 miles)
- World Fuel Services energy logistics (9.6 miles) HQ
- Lennar homebuilding (11.3 miles) HQ
- Ryder System logistics & transportation (11.5 miles) HQ
This 112-unit property delivered in 2010 offers a relatively modern alternative to older neighborhood stock, helping competitiveness on finishes and systems while leaving room for targeted upgrades over time. The surrounding neighborhood shows a high share of renter-occupied housing and solid daily conveniences, which support demand depth even as neighborhood occupancy trends lag stronger parts of the Miami metro.
Within a 3-mile radius, recent population growth and faster household gains point to a larger tenant base ahead, with ownership costs high relative to incomes reinforcing reliance on rentals. According to CRE market data from WDSuite, these dynamics can support leasing durability, though elevated rent-to-income levels and below-median safety and school metrics warrant conservative underwriting and active asset management.
- 2010 vintage competes well versus older neighborhood stock, with clear paths for selective value-add.
- High renter concentration and strong daily conveniences support tenant demand and retention.
- 3-mile household growth expands the renter pool, aiding occupancy stability and leasing velocity.
- High-cost ownership market underpins multifamily reliance, supporting pricing power with prudent management.
- Risks: below-strong-metro occupancy, elevated rent-to-income levels, and safety/school metrics that trail stronger areas.