| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Poor |
| Demographics | 26th | Poor |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7725 NW 22nd Ave, Miami, FL, 33147, US |
| Region / Metro | Miami |
| Year of Construction | 2006 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7725 NW 22nd Ave Miami Multifamily—Renter-Demand Location
High renter concentration and steady neighborhood occupancy point to a deep tenant base, according to WDSuite’s CRE market data, supporting consistent leasing performance.
The property sits in Miami’s Inner Suburb fabric where day-to-day conveniences lean practical: grocery access is strong (high national percentile for grocery density), while cafes, parks, and pharmacies are limited. For investors, that mix skews toward workforce housing needs rather than lifestyle-driven retail, which can translate to durable daily demand even if amenity variety is thinner than core submarkets.
Neighborhood schools rate below broader metro and national norms on average, which may temper family-oriented appeal. That said, renter-occupied housing is prevalent in the immediate area—the share of housing units that are renter-occupied ranks near the top among 449 Miami metro neighborhoods—supporting a larger tenant base and consistent multifamily demand. Neighborhood occupancy is in a mid-range band relative to national peers, indicating generally stable leasing with periodic turnover that can enable ongoing revenue management.
Vintage context matters: area housing skews older (average 1963 construction), while this asset was built in 2006. The newer vintage can offer competitive positioning versus older stock and reduce near-term system replacement risk; capital planning should still consider modernization and common-area updates for relevancy.
Demographic statistics aggregated within a 3-mile radius indicate population has been broadly steady in recent years with households increasing, a pattern that typically expands the renter pool. Forward-looking forecasts point to additional household growth and rising contract rents by 2028, which, if realized, would support occupancy stability and pricing power based on multifamily property research from WDSuite.
Elevated home values relative to local incomes signal a high-cost ownership market, reinforcing reliance on rental housing. For operators, this can aid lease retention and sustain demand for well-managed units, even as affordability pressure warrants attentive rent-setting and renewal strategies.
Safety indicators for the neighborhood trail both metro and national norms. The area ranks in the lower tier among 449 Miami metro neighborhoods, and violent offense metrics are well below national percentiles for safety, signaling elevated risk compared with many U.S. neighborhoods. For underwriting, this typically warrants attention to security measures, insurance costs, and tenant screening policies.
Recent trend data shows some improvement: estimated property offenses declined over the last year and violent offense estimates eased slightly. While these shifts are constructive, investors should evaluate on-the-ground conditions, property-level controls, and engagement with local safety initiatives when assessing leasing strategy and retention.
Nearby corporate offices provide diverse employment nodes that can underpin renter demand and commute convenience, including Johnson & Johnson, Mosaic, World Fuel Services, Ryder System, and Lennar.
- Johnson & Johnson — corporate offices (5.7 miles)
- Mosaic — corporate offices (7.2 miles)
- World Fuel Services — corporate offices (8.0 miles) — HQ
- Ryder System — corporate offices (9.7 miles) — HQ
- Lennar — corporate offices (9.8 miles) — HQ
This 2006-vintage asset is newer than the surrounding neighborhood’s largely mid-century housing stock, offering relative competitiveness and potential savings on near-term systems capex. The immediate area shows a high concentration of renter-occupied housing and mid-range occupancy versus national peers, which supports a durable tenant base and consistent leasing, according to CRE market data from WDSuite.
Within a 3-mile radius, households have increased and are projected to continue growing, expanding the renter pool. Neighborhood home values are elevated relative to incomes, reinforcing reliance on multifamily housing and aiding retention for well-managed properties. Key considerations include below-average school ratings, limited lifestyle amenities, safety metrics that warrant enhanced property-level controls, and rent-to-income levels that call for disciplined lease management.
- Newer 2006 construction versus older local stock supports competitive positioning and moderates near-term capex risk.
- High renter-occupied share and mid-range occupancy underpin a deep tenant base and leasing stability.
- 3-mile household growth and rising rents point to a larger renter pool and revenue management potential.
- Elevated ownership costs nearby support multifamily demand and lease retention for well-managed units.
- Risks: weaker school ratings, amenity gaps, safety considerations, and affordability pressure requiring prudent rent-setting.