| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 46th | Good |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7380 SW 107th Ave, Miami, FL, 33173, US |
| Region / Metro | Miami |
| Year of Construction | 1996 |
| Units | 32 |
| Transaction Date | 2010-08-31 |
| Transaction Price | $28,500,000 |
| Buyer | SUNSET GARDENS INVESTORS LLC |
| Seller | SUNSET GARDENS RENTAL APARTMENTS LC |
7380 SW 107th Ave Miami Multifamily Investment
Amenity depth and a high-cost ownership landscape point to durable renter demand in the surrounding neighborhood, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit around metro norms, suggesting steady, needs-based tenancy rather than speculative demand.
Located in Miami’s Urban Core (Neighborhood rating: B+), the area around 7380 SW 107th Ave offers everyday convenience that supports leasing and retention. Neighborhood amenity access ranks competitively within the Miami-Miami Beach-Kendall metro (449 neighborhoods), with groceries and pharmacies in the top quartile nationally, and cafes also scoring well. This concentration of daily-needs retail typically favors stable occupancy and reduces friction for residents who prioritize short, routine trips.
The neighborhood’s renter-occupied share is measured at the neighborhood level and indicates a moderate renter concentration, which supports a viable tenant base without excessive turnover risk. Median contract rent at the neighborhood level sits on the higher end relative to national peers, reinforcing that renters here tend to be higher-income or willing to pay for location and convenience. At the same time, the neighborhood rent-to-income ratio indicates affordability pressure, which calls for disciplined lease management and thoughtful renewal strategies.
Within a 3-mile radius, demographics show households have grown over the last five years while average household size has trended smaller, expanding the pool of potential renters and supporting occupancy stability. Forward-looking data points to further increases in household counts alongside rising incomes, implying a larger tenant base with improved capacity to absorb rent growth. These dynamics, based on CRE market data from WDSuite, generally favor multifamily owners focused on steady cash flow.
The property’s 1996 construction is newer than the neighborhood’s average vintage (1985), providing relative competitiveness versus older stock while leaving room for targeted modernization of systems and finishes to capture incremental rent. School ratings in the neighborhood underperform metro and national norms, which may matter for family-oriented leasing but tends to be less determinative for workforce and young professional demand profiles common in urban Miami.
Safety indicators for the surrounding neighborhood are mixed and sit below the national median overall, based on WDSuite’s CRE market data. Property offense rates have improved year over year, while violent offense trends have moved the other way; investors should underwrite with recent-comparable data and consider security, lighting, and site management as standard mitigants.
Within the Miami-Miami Beach-Kendall metro (449 neighborhoods), the area does not rank among the safer cohorts but shows signs of stabilization in property-related incidents. A practical approach is to benchmark current conditions against nearby competitive assets and monitor multi-year trends rather than single-year swings.
Nearby corporate anchors provide a diversified white-collar employment base that supports renter demand through commute convenience. Key employers include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic.
- Lennar — homebuilding (5.3 miles) — HQ
- World Fuel Services — energy & logistics (7.8 miles) — HQ
- Ryder System — transportation & logistics (11.7 miles) — HQ
- Johnson & Johnson — healthcare & pharma offices (14.8 miles)
- Mosaic — fertilizer & chemicals (17.1 miles)
This 32-unit, 1996-vintage asset sits in a Miami Urban Core neighborhood where daily-needs retail is strong and neighborhood rents trend toward the upper end nationally, supporting pricing power for well-managed properties. The vintage is newer than the neighborhood average, offering relative competitiveness versus older stock and potential value-add through selective modernization rather than heavy repositioning.
Within a 3-mile radius, households have increased and are projected to expand further as average household size declines, indicating a larger tenant base and support for occupancy stability. High-cost ownership dynamics in the area reinforce reliance on rental housing, while incomes are rising, improving capacity to absorb rent. According to commercial real estate analysis from WDSuite, these fundamentals align with steady, operations-focused strategies, though affordability pressure and mixed safety indicators warrant measured underwriting.
- Newer-than-area vintage (1996) offers competitive positioning with targeted renovation upside
- Strong daily-needs amenity access supports retention and reduces resident frictions
- Expanding household counts within 3 miles enlarge the tenant base and support occupancy
- High-cost ownership market sustains rental demand and supports rent resilience
- Risks: affordability pressure and mixed safety trends call for disciplined leasing and operating controls