| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 22nd | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 495 NW 71st St, Miami, FL, 33150, US |
| Region / Metro | Miami |
| Year of Construction | 2012 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
495 NW 71st St Miami Multifamily Investment
Newer 2012 construction positions this 90‑unit asset competitively against an older neighborhood stock, with strong renter concentration supporting demand according to WDSuite’s CRE market data.
The immediate neighborhood is Urban Core with a B- rating (ranked 225 of 449 metro neighborhoods), offering everyday convenience and a renter-oriented housing base. Cafés and groceries are competitive among Miami neighborhoods (café and grocery density ranks in the top 90–96 of 449), which helps with day-to-day livability for residents and supports leasing.
Renter-occupied share is high at the neighborhood level (top 98th percentile nationally), indicating a deep tenant base and reinforcing multifamily demand. By contrast, neighborhood occupancy is below the metro median (ranked 385 of 449), so execution will likely depend on active leasing and asset positioning rather than market lift alone.
Within a 3‑mile radius, demographics point to gradual population growth recently and a meaningful increase in households, with forecasts suggesting a larger tenant base over the next five years. Rising incomes in the 3‑mile trade area, alongside projected rent growth, suggest continued renter demand, though lease management should account for affordability pressure. Elevated home values relative to incomes at the neighborhood level (top national percentile for value‑to‑income ratios) typically sustain renter reliance on multifamily housing, supporting retention and pricing power for well-positioned properties.
The area’s average building vintage skews older (1962), while this asset’s 2012 construction offers relative competitive advantages versus much of the local stock. Investors can expect fewer near-term system overhauls than older comparables, with any future modernization focused on targeted upgrades to maintain differentiation. Amenity gaps include limited park access and below‑average school quality (neighborhood school ratings are below national norms), factors to weigh for family‑oriented leasing strategies.
Neighborhood safety trends are mixed when viewed against regional and national benchmarks. The area ranks 286 out of 449 metro neighborhoods for crime, indicating safety that is below the metro average. Nationally, the neighborhood sits below mid‑pack on safety measures. Investors typically address this with on‑site security protocols and resident engagement to support retention.
Recent directionality is constructive: estimated violent and property offense rates have both declined year over year (with improvement metrics placing the neighborhood above national medians for pace of reduction). While conditions remain a consideration, the improving trend provides some support for stabilization strategies relative to comparable Urban Core locations.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for the workforce, including Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic — corporate offices (5.5 miles)
- Johnson & Johnson — healthcare corporate offices (7.3 miles)
- World Fuel Services — energy services corporate offices (9.6 miles) — HQ
- Lennar — homebuilding corporate offices (11.2 miles) — HQ
- Ryder System — logistics corporate offices (11.4 miles) — HQ
This 2012‑built, 90‑unit property stands out in an Urban Core neighborhood where the average vintage is 1962, giving it a relative competitive edge versus older multifamily stock. A high neighborhood renter concentration indicates depth of demand, while 3‑mile trade‑area data shows recent population growth, a rising household count, and forecasts calling for a larger renter pool—factors that can support occupancy stability and pricing for a well‑managed asset.
At the same time, neighborhood occupancy trends sit below the metro median and rent‑to‑income metrics point to affordability pressure, requiring thoughtful lease management and amenity programming. Elevated home values relative to incomes tend to sustain multifamily demand, and, based on CRE market data from WDSuite, recent safety metrics are moving in a favorable direction, which can aid retention if on‑site operations remain strong.
- 2012 vintage competes well against older local stock, reducing near‑term system CapEx versus many comparables.
- High renter concentration and growing 3‑mile household counts support tenant demand and leasing velocity.
- Directionally improving safety metrics and strong employer access underpin retention potential.
- Pricing power supported by elevated ownership costs relative to incomes in the neighborhood.
- Risks: below‑metro neighborhood occupancy, affordability pressure, and limited parks/school quality require active asset management.