| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 55th | Good |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 539 NW 7th St, Miami, FL, 33136, US |
| Region / Metro | Miami |
| Year of Construction | 2010 |
| Units | 28 |
| Transaction Date | 2008-08-20 |
| Transaction Price | $537,700 |
| Buyer | MADISON HOUSING LTD |
| Seller | MADISON HOUSING II LTD |
539 NW 7th St Miami Multifamily Investment Opportunity
Urban-core renter demand is reinforced by a very high share of renter-occupied units in the surrounding neighborhood, according to WDSuite’s CRE market data, supporting stable leasing for a 2010 vintage asset in Miami.
Situated in Miami’s Urban Core, the neighborhood carries a B+ rating and ranks 161 out of 449 metro neighborhoods, indicating performance that is competitive among Miami neighborhoods. Restaurants and parks are differentiators: both amenities benchmark in the top quartile nationally, with the neighborhood’s restaurant and park density standing out versus national norms. Daily-needs retail like groceries and pharmacies is thinner locally, so residents often look to adjacent districts for conveniences.
The property’s 2010 construction is newer than the neighborhood’s average vintage (1982), positioning it competitively versus older stock and limiting near-term capital needs to modernization and systems lifecycle planning rather than basic deferred maintenance.
Renter concentration is a key strength: approximately 81% of housing units in the neighborhood are renter-occupied, ranking 14th among 449 metro neighborhoods (top percentile nationally). For investors, this signals a deep tenant base and resilient demand for multifamily housing. At the same time, the neighborhood’s occupancy level trends below the metro median, so effective operations and targeted marketing will matter for lease-up and retention.
Within a 3-mile radius, population and households have expanded and are projected to grow further through 2028, with household sizes trending smaller. This points to ongoing renter pool expansion and steady absorption potential. Elevated home values in the neighborhood (above the 90th percentile nationally) create a high-cost ownership market, which typically sustains multifamily demand and supports pricing power when paired with disciplined lease management and product differentiation, based on commercial real estate analysis from WDSuite.
Safety trends should be evaluated with context. At the metro level, this neighborhood ranks 352 out of 449 Miami-area neighborhoods for overall crime, indicating it is below the metro average on this measure. Compared with neighborhoods nationwide, the area sits in a lower safety percentile, though recent data shows improvement in violent offenses year over year.
Investors should consider property- and block-specific measures alongside these neighborhood indicators, monitor continued year-over-year declines in violent incidents (which have recently improved), and weigh standard security and lighting enhancements as part of underwriting and operations.
Proximity to diverse corporate offices supports a broad commuter renter base and underpins leasing stability for workforce and professional households. Key employers within a reasonable drive include Mosaic, World Fuel Services, Johnson & Johnson, Lennar, and Ryder System.
- Mosaic — corporate offices (5.5 miles)
- World Fuel Services — corporate offices (9.6 miles) — HQ
- Johnson & Johnson — corporate offices (10.3 miles)
- Lennar — homebuilding (10.3 miles) — HQ
- Ryder System — logistics & transportation (12.8 miles) — HQ
539 NW 7th St is a 28-unit multifamily asset built in 2010 with an average unit size near 1,338 square feet, offering competitive positioning against older Urban Core inventory. Neighborhood renter concentration is among the highest in the metro, which deepens the tenant base and supports occupancy durability despite local occupancy running below the metro median. Elevated ownership costs in the neighborhood reinforce reliance on rental housing, aiding pricing power when paired with thoughtful renovations and amenity programming.
Within a 3-mile radius, population and households are growing and projected to expand further, with smaller household sizes indicating more renters entering the market. According to CRE market data from WDSuite, nearby amenities skew toward parks and dining while daily-needs retail is thinner, implying value in on-site conveniences and partnerships with nearby service providers. Investors should underwrite with attention to rent-to-income affordability pressure and implement retention-focused lease management.
- 2010 vintage competes well versus older neighborhood stock, limiting near-term heavy capex to targeted modernization
- High renter-occupied share signals deep tenant base and supports steady leasing
- Growing 3-mile population and household counts expand the renter pool and support absorption
- Elevated ownership costs in the neighborhood support multifamily demand and pricing power
- Risks: below-metro occupancy, affordability pressure, and localized safety perceptions call for active asset management and measured underwriting