| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 73rd | Best |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6860 SW 44th St, Miami, FL, 33155, US |
| Region / Metro | Miami |
| Year of Construction | 1986 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | $11,000,000 |
| Buyer | LUDLAM POINT MIAMI LLC |
| Seller | LUDLAM APARTMENTS LLC |
6860 SW 44th St Miami Multifamily Investment
Neighborhood occupancy has trended higher over the past five years and elevated ownership costs support durable renter demand in this inner suburb, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Miami with an A- neighborhood rating, this area ranks 108 out of 449 metro neighborhoods — competitive among Miami-Miami Beach-Kendall submarkets and within the top quartile locally. The setting balances residential stability with access to everyday needs, which supports leasing consistency for smaller multifamily assets.
Amenity access is anchored by strong pharmacy and dining density (nationally high for both), while parks and cafes are limited. Grocery options are present at levels above many U.S. neighborhoods. For investors, this mix points to convenient essentials for residents without the premium pricing associated with entertainment-heavy corridors.
Home values are elevated relative to incomes (high national percentile for value-to-income ratio), reinforcing renter reliance on multifamily housing and helping sustain demand and pricing power. Neighborhood rents sit in a higher national percentile and have risen meaningfully over five years, indicating the submarket’s ability to support rent growth through cycles.
The share of housing units that are renter-occupied in the neighborhood is about 41%, indicating a mixed-tenure area with a sizable tenant base that can support leasing velocity. Neighborhood occupancy is in the high 80s and has improved over five years, which supports an investment case focused on retention and stable cash flow rather than heavy lease-up risk. Demographic statistics within a 3-mile radius show a modest population dip alongside a rise in households and families, implying smaller household sizes and a gradually expanding renter pool over time.
Safety indicators for the neighborhood are around the national middle, with overall crime levels comparable to many inner-ring suburbs nationwide. According to WDSuite’s data, the national safety percentile sits below the highest-performing areas, which suggests investors should underwrite standard security measures and prudent operating protocols.
Notably, estimated property offenses declined by approximately 36% year over year, a positive directional trend that can support resident retention and reduce non-rent expense volatility. However, violent offense measures remain below national top-tier percentiles, so conservative assumptions on incident management and insurance are appropriate when modeling.
Proximity to major corporate offices underpins renter demand through diverse white-collar and logistics employment, supporting commute convenience and leasing stability. Nearby anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (5.1 miles) — HQ
- World Fuel Services — energy logistics (6.4 miles) — HQ
- Ryder System — transportation & logistics (10.8 miles) — HQ
- Johnson & Johnson — healthcare products (12.0 miles)
- Mosaic — fertilizer & chemicals (12.8 miles)
Built in 1986, the 27-unit property offers mid-1980s construction that is slightly newer than the neighborhood average, positioning it competitively against older stock while leaving room for targeted renovations to modernize systems and interiors. Neighborhood fundamentals show rising household counts within a 3-mile radius and improving occupancy at the neighborhood level, supporting a thesis centered on steady absorption and retention. Elevated home values relative to incomes in this Miami submarket reinforce reliance on rentals, which can underpin pricing power in balanced conditions.
Based on commercial real estate analysis from WDSuite, neighborhood rents sit in a higher national percentile and have grown over five years, while ownership costs remain high. Together with proximity to multiple corporate anchors, these dynamics suggest durable renter demand. Investors should still budget for routine capital needs associated with 1980s vintage properties and underwrite conservatively around safety and modest near-term population growth, even as households and incomes are projected to expand.
- 1986 vintage: competitive versus older stock with clear value-add pathways
- Elevated home values support sustained renter reliance and retention
- Neighborhood occupancy and rent growth trends support cash flow stability
- Employment access: multiple nearby corporate anchors bolster leasing
- Risks: standard safety underwriting, routine 1980s capex, and cautious population growth assumptions