| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Poor |
| Demographics | 18th | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 NW 72nd Ave, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | 2010-07-30 |
| Transaction Price | $3,600,000 |
| Buyer | SOUTHERN PROPERTIES MANAGEMENT LLC |
| Seller | GUERRA FLORA DELIA |
555 NW 72nd Ave Miami Multifamily Investment
Neighborhood occupancy is solid and above the metro median, supporting income stability for a 48-unit asset, according to WDSuite s commercial real estate analysis of the submarket.
Located in Miami s inner suburb near 555 NW 72nd Ave, the neighborhood shows healthy renter demand signals. Neighborhood occupancy stands in the top quartile nationally and ranks above the metro median among 449 Miami Miami Beach Kendall neighborhoods, based on CRE market data from WDSuite. A higher renter-occupied share (measured as the share of housing units that are renter-occupied) indicates meaningful depth to the tenant base, which can support leasing velocity and retention.
Amenity access is a relative strength. Restaurant and caf e9 densities are competitive among Miami Miami Beach Kendall neighborhoods (ranks 83 and 82 out of 449) and sit in the top decile nationally, while grocery access is also strong (85th percentile nationwide). Park access trends above national norms (77th percentile). Pharmacy options are limited within the immediate neighborhood, which may push some residents to rely on nearby submarkets for routine services.
The property s 1979 vintage is modestly older than the neighborhood s average construction year (1982). For investors, that often points to potential value-add through unit and systems modernization and underscores the need for capital planning to maintain competitive positioning against newer stock.
Within a 3-mile radius, demographic data indicate households have been expanding even as population edges down, implying smaller average household sizes and a broader base of individual households entering the market. Rising household incomes and sustained rent growth in the radius contribute to a larger tenant base over time, which can support occupancy stability. However, neighborhood rent-to-income levels suggest some affordability pressure, so proactive lease management and product differentiation remain important.
On ownership context, local home values are comparatively lower on a national basis, which can create some competition with entry-level ownership. For multifamily investors, this dynamic favors properties that deliver convenience and amenity value, helping sustain pricing power and retention despite the ownership alternative.
Safety indicators are mixed and warrant monitoring. The neighborhood s crime rank sits toward the higher-crime end of the metro (ranked 404 out of 449 Miami Miami Beach Kendall neighborhoods), and national safety percentiles are below average. That said, recent trends include a year-over-year decline in estimated property offenses, indicating some improvement in incidents even if overall levels remain elevated versus national norms.
For underwriting, investors may consider measures that support resident safety perceptions and retention (lighting, access control, and engagement with local community resources) and underwrite concessions or marketing spend if needed to offset perception risk.
Nearby corporate anchors help support renter demand through commute convenience, led by headquarters and regional offices in energy, homebuilding, logistics, healthcare, and diversified industries.
- World Fuel Services energy & logistics (3.6 miles) HQ
- Lennar homebuilding (3.6 miles) HQ
- Ryder System transportation & logistics (7.8 miles) HQ
- Johnson & Johnson healthcare products (8.8 miles)
- Mosaic chemicals & agriculture (12.0 miles)
This 1979, 48-unit asset benefits from neighborhood fundamentals that favor renter demand: occupancy is above the metro median and in the top quartile nationally, and the renter-occupied share of housing units is high, pointing to a sizable tenant base. Strong amenity access including top-decile dining and caf e9 density and above-average grocery availability supports daily convenience that can aid leasing and retention. According to CRE market data from WDSuite, these neighborhood dynamics are competitive within the Miami Miami Beach Kendall metro.
Within a 3-mile radius, households have been increasing and incomes trending higher, even as average household size declines a pattern that typically expands the renter pool and supports occupancy stability. The 1979 vintage also suggests value-add potential through targeted renovations and system upgrades to strengthen relative positioning versus newer stock. Balance these positives against affordability pressures in the neighborhood and local safety considerations by underwriting prudent rent growth and investing in resident experience.
- Above-metro-median neighborhood occupancy with top-quartile national positioning supports income durability
- High renter-occupied share indicates depth of tenant base and steady leasing demand
- Amenity-rich location (dining, caf e9s, groceries) enhances retention and pricing power
- 1979 vintage presents value-add and modernization opportunities to lift NOI
- Risks: neighborhood affordability pressure and below-average safety require conservative underwriting and asset management focus