| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 717 SW 11th Ave, Miami, FL, 33130, US |
| Region / Metro | Miami |
| Year of Construction | 2000 |
| Units | 26 |
| Transaction Date | 2014-05-20 |
| Transaction Price | $2,400,000 |
| Buyer | VILLAS OF HAVANA LLC |
| Seller | CITRUS HEALTH NETWORK INC |
717 SW 11th Ave Miami Multifamily Investment
Renter demand is deep in this Urban Core pocket, with neighborhood occupancy near the metro median and a high share of renter-occupied units; based on CRE market data from WDSuite, the 2000 vintage positions the asset competitively versus older local stock.
Located in Miami a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a Urban Core, the property benefits from strong day-to-day conveniences. Neighborhood amenities score well nationally, with dense coverage of restaurants, groceries, and pharmacies, supporting resident retention and lease-up. Park access is limited, an item to weigh when targeting tenant profiles that value green space.
For investors screening income stability, the neighborhood a occupancy rate is around the metro median among 449 Miami-Miami Beach-Kendall neighborhoods, while the renter-occupied share is among the highest locally. This mix points to a sizable tenant base and recurring leasing activity, according to WDSuite a as CRE market data. Rents in the area have trended upward over the past five years, reinforcing pricing power in well-managed assets.
Demographic statistics aggregated within a 3-mile radius indicate modest population growth alongside a larger increase in households and a declining average household size. This combination typically expands the renter pool and supports occupancy stability for smaller-unit and mid-market offerings.
Ownership costs in the immediate neighborhood are elevated relative to local incomes, which tends to sustain reliance on multifamily rentals. Investors should account for rent-to-income levels in lease management and renewal strategies to balance rent growth with retention risk.
Safety indicators for the neighborhood are below the metro average among 449 Miami-Miami Beach-Kendall neighborhoods and sit in lower national percentiles. Recent year-over-year estimates show modest declines in both violent and property offense rates, which is directionally positive but still calls for prudent security and operating practices. Use these figures as area context rather than block-level conditions.
Nearby corporate offices across energy, homebuilding, healthcare, logistics, and professional services support a strong commuter base and help underpin renter demand at workforce to mid-market price points. The list below highlights Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System within a reasonable commute.
- Mosaic 2D professional services (6.4 miles)
- World Fuel Services 2D energy (9.4 miles) 2D HQ
- Lennar 2D homebuilding (9.8 miles) 2D HQ
- Johnson & Johnson 2D healthcare & pharma (10.8 miles)
- Ryder System 2D logistics & transportation (12.8 miles) 2D HQ
717 SW 11th Ave is a 26 2Dunit multifamily asset built in 2000, notably newer than the neighborhood 27s average vintage. That relative youth can provide a competitive edge on curb appeal and systems versus older local stock, while still allowing room for selective upgrades to drive rent premiums. Neighborhood occupancy sits near the metro median and renter concentration is high, indicating a deep tenant base for steady leasing.
Within a 3 2Dmile radius, recent population growth and a faster rise in household counts signal a larger renter pool ahead. Elevated ownership costs in the immediate area reinforce sustained demand for rentals, though rent 2Dto 2Dincome levels suggest careful renewal and pricing strategies. According to CRE market data from WDSuite, amenity access is strong by national standards, helping support retention despite limited park access and safety metrics that trail metro averages.
- 2000 vintage offers competitive positioning versus older neighborhood stock with targeted value 2Dadd potential
- High renter concentration supports a deep tenant base and recurring leasing
- 3 2Dmile household growth and smaller household sizes point to renter pool expansion
- Strong amenity access (restaurants, groceries, pharmacies) supports retention and rent premiums
- Risks: below 2Daverage safety metrics and affordability pressure require prudent security and lease management