| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 29th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 525 NW 36th Ct, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 2011 |
| Units | 110 |
| Transaction Date | 2009-12-11 |
| Transaction Price | $2,640,000 |
| Buyer | VISTA MAR APARTMENTS LTD |
| Seller | --- |
525 NW 36th Ct Miami Multifamily Investment
Neighborhood renter-occupied housing is substantial and supports demand stability, according to WDSuite’s CRE market data. Occupancy in the surrounding area is steady, with location fundamentals driven by urban-core access rather than reliance on a single demand driver.
Located in Miami’s Urban Core, the property benefits from a neighborhood rated B+ and positioned 153 out of 449 metro neighborhoods. That places it competitive among Miami-Miami Beach-Kendall neighborhoods, with fundamentals supported by proximity to jobs and services rather than greenfield growth dynamics.
Daily convenience is a relative strength: grocery and pharmacy density ranks 50/449 and 83/449 in the metro, respectively, translating to above-median access locally and top-quartile availability nationally. Restaurant and cafe counts also test in the national 90th-plus percentiles, reinforcing walkable lifestyle appeal that can aid leasing and retention.
The housing stock skews older (1975 average across the neighborhood), while this asset’s 2011 construction positions it newer than much of the competitive set—helping it compete against older inventory. Investors should still underwrite routine modernization as systems age and for potential repositioning to capture tenant preferences.
Tenure patterns favor multifamily demand: renter-occupied units account for a high share of neighborhood housing (56.7%, 105/449 metro rank), indicating a deep tenant base. Within a 3-mile radius, households have been rising even as average household size trends smaller; forecasts point to additional household growth by 2028, which supports a larger renter pool and occupancy stability. Elevated home values relative to incomes (high value-to-income ratio) suggest a high-cost ownership market that can reinforce reliance on rental housing, though a higher rent-to-income ratio indicates affordability pressure to monitor in lease management.
School ratings in the area average on the lower end and park access is limited, which can matter for certain renter segments. That said, the property’s urban-core location and amenity density provide everyday convenience that many workforce and lifestyle renters prioritize.
Safety trends are mixed. Within the Miami-Miami Beach-Kendall metro, the neighborhood’s crime rank sits at 390 out of 449, indicating performance above the metro average. Nationally, however, the neighborhood’s safety profile tracks below average (29th percentile), so investors should benchmark against peer Miami submarkets rather than national low-crime suburbs.
Recent movement shows property offenses declining year over year, while reported violent offense rates increased over the same period. For underwriting, consider prudent security measures and tenant-experience investments typical for urban-core assets, and compare incident trends to nearby competitive properties.
The area draws from a diverse white-collar employment base that supports renter demand and commute convenience, including World Fuel Services, Lennar, Mosaic, Johnson & Johnson, and Ryder System. These employers broaden the prospective tenant pool across corporate services, building, healthcare, and logistics.
- World Fuel Services — energy & logistics (6.6 miles) — HQ
- Lennar — homebuilding (7.2 miles) — HQ
- Mosaic — corporate offices (8.5 miles)
- Johnson & Johnson — healthcare & consumer products offices (9.1 miles)
- Ryder System — transportation & logistics (10.3 miles) — HQ
This 2011-vintage, 110-unit asset competes well against an older neighborhood stock (1970s average), positioning it to capture tenants seeking modern finishes and systems while allowing room for targeted upgrades over time. Renter concentration is high locally and, according to CRE market data from WDSuite, the neighborhood ranks in the top quartile of the metro for renter-occupied share—supporting a deeper tenant base and leasing durability. Amenity-rich surroundings (notably groceries, pharmacies, and dining) enhance daily convenience and can aid retention.
Investors should weigh Miami Urban Core strengths—job access and service density—against risk factors typical for inner-core submarkets. Nationally below-average safety metrics and elevated rent-to-income levels call for hands-on lease management and asset-level security strategies. On the demand side, 3-mile forecasts indicate rising household counts and smaller household sizes by 2028, which supports renter pool expansion and occupancy stability benchmarks.
- 2011 construction competes against older neighborhood stock with room for targeted modernization.
- High renter-occupied share locally supports depth of demand and leasing stability.
- Strong everyday convenience with above-median access to groceries, pharmacies, and dining.
- 3-mile outlook shows household growth and smaller household sizes, supporting renter pool expansion.
- Risks: nationally below-average safety and affordability pressure require active lease and security management.