| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 41st | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4850 NW 7th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 2010 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $220,000 |
| Buyer | MADRUGA INVESTMENT INC |
| Seller | BIG CHIEF TRADING CORP C |
4850 NW 7th St, Miami Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite’s CRE market data. Neighborhood occupancy trends hover near the national median, indicating stable—but competitively positioned—operations for well-managed assets.
Situated in Miami’s Urban Core with a B- neighborhood rating, the area around 4850 NW 7th St offers daily-life convenience and broad renter demand drivers. Grocery access is a relative strength (around the 90th percentile nationally), while restaurants are also well represented (upper-80s percentile), according to CRE market data from WDSuite. Park and cafe density are limited, so on-site amenities and property programming can help differentiate.
Renter concentration is high for the metro, with an estimated 58.7% of housing units in the neighborhood renter-occupied. For investors, this signals a sizable tenant pool and supports absorption depth for multifamily product. Neighborhood occupancy is roughly in line with the national midpoint, suggesting stable leasing conditions where asset quality and management execution matter.
Schools in the broader area trend below national averages (roughly the mid-20s percentile), which may modestly limit family-oriented demand but can be offset by workforce renters drawn to commute convenience and value positioning. Median contract rents in the neighborhood sit above national norms (low-70s percentile), while home values also skew higher (low-70s percentile), indicating an ownership market that leans costlier and helps sustain renter reliance on multifamily housing.
Within a 3-mile radius, households have grown recently and are projected to expand further even as population edges down, pointing to smaller household sizes and a broader renter base to lease to. The property’s 2010 vintage is newer than much of the local housing stock (average year built near 1975), giving it a competitive position versus older assets; investors should still plan for mid-life building systems and modernization to maintain leasing velocity.
Safety indicators for the neighborhood are generally below national averages but show signs of improvement. Relative to the 449 neighborhoods in the Miami-Miami Beach-Kendall metro, the area sits around the middle of the pack. Nationally, property offense levels track below average, while recent year-over-year trends indicate declines in both violent and property offenses, which is a constructive direction for investor underwriting.
As with any urban core location, prudent measures—such as access control, lighting, and active management—can support resident satisfaction and retention. Investors should align security design with local patterns and monitor trendlines as part of ongoing risk management.
Nearby corporate offices and headquarters provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including World Fuel Services, Lennar, Johnson & Johnson, Ryder System, and Mosaic.
- World Fuel Services — corporate headquarters (5.45 miles) — HQ
- Lennar — corporate headquarters (5.91 miles) — HQ
- Johnson & Johnson — corporate offices (8.73 miles)
- Ryder System — corporate headquarters (9.24 miles) — HQ
- Mosaic — corporate offices (9.75 miles)
This 44-unit, 2010-vintage asset is positioned newer than much of the surrounding stock, offering relative competitiveness against older properties while approaching mid-life system timelines that warrant proactive capital planning. Neighborhood renter concentration is high, and occupancy sits near the national median, supporting steady leasing dynamics. Elevated ownership costs in the area reinforce reliance on rental housing, and within a 3-mile radius households are expanding even as population trends modestly contract—conditions that can widen the tenant base and support retention.
According to CRE market data from WDSuite, local amenities skew toward strong grocery and restaurant access, though limited parks and cafes place more emphasis on on-site features. School quality trends below national averages, so targeting workforce and professional renters tied to nearby employment hubs may prove most effective. Overall, the asset’s vintage, location fundamentals, and renter depth point to stable operations with clear levers for value creation through modernization and amenity-driven differentiation.
- Newer 2010 vintage versus local average, with mid-life CapEx planning to sustain competitiveness
- High neighborhood renter-occupied share supports a deeper tenant base and leasing stability
- Elevated ownership costs reinforce renter demand, aiding pricing power and retention
- Strong grocery/restaurant access offsets limited parks/cafes; on-site amenities can differentiate
- Risks: below-average school quality and safety metrics require targeted positioning and active management