| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 53rd | Good |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7980 NW 8th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1985 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $830,000 |
| Buyer | MORIELLE INVESTMENT CORP |
| Seller | CANARIAS DEVELOPMENT OF FLA INC |
7980 NW 8th St, Miami Multifamily Investment
Neighborhood occupancy has been steady and supported by a deep renter-occupied housing base, according to WDSuite’s CRE market data, offering investors a durable demand backdrop.
Positioned in Miami’s Urban Core, the property benefits from a neighborhood rating of B+ and a rank of 131 out of 449 within the Miami-Miami Beach-Kendall metro—competitive among Miami neighborhoods. Renter-occupied housing accounts for a majority share locally, indicating depth in the tenant base that can support leasing stability and absorption.
Livability drivers are anchored by everyday conveniences: restaurants score in the top quartile nationally, and grocery and pharmacy density sit above national medians. Childcare availability also ranks among the stronger concentrations nationwide, which can improve retention for residents seeking family-supportive services. The trade-off is limited nearby parks and cafes, so outdoor and third-space amenities may be less of a draw within immediate blocks.
Neighborhood occupancy trends are above the national median, and median contract rents track in the upper national brackets. Home values sit above national medians as well, a high-cost ownership context that tends to reinforce reliance on rental housing—supporting pricing power in well-managed assets. At the same time, rent-to-income levels point to some affordability pressure, suggesting active lease management and renewal strategies will matter for retention.
Within a 3-mile radius, the population has been relatively flat to modestly contracting, yet total households have grown and are projected to expand further, with smaller household sizes over time. This shift typically supports demand for apartments—particularly efficient floor plans—and can sustain occupancy even if population growth is muted. These dynamics are consistent with metro patterns and, based on CRE market data from WDSuite, align with neighborhoods where renter pool expansion comes from household formation rather than pure population gains.
Safety conditions are mixed in a metro context. Compared with neighborhoods nationwide, recent measures place the area below the national median for safety, with property crime sitting in a weaker national percentile and violent crime also below average. However, year-over-year trends show notable declines in both violent and property offenses, indicating momentum in the right direction.
Within the Miami-Miami Beach-Kendall metro (449 neighborhoods), the area sits around the middle of the pack, and recent improvement suggests ongoing monitoring is warranted rather than a structural deterrent. Investors should underwrite with standard security and lighting upgrades, lean on resident screening best practices, and track trend continuity over the next few reporting cycles.
Proximity to corporate offices provides a stable employment base that supports renter demand and retention. Nearby anchors include Lennar, World Fuel Services, Ryder System, Johnson & Johnson, and Mosaic, offering a mix of homebuilding, energy/logistics, transportation, and healthcare corporate roles.
- Lennar — homebuilding corporate HQ (2.8 miles) — HQ
- World Fuel Services — energy & logistics corporate HQ (3.0 miles) — HQ
- Ryder System — logistics & fleet management corporate HQ (7.3 miles) — HQ
- Johnson & Johnson — healthcare offices (8.8 miles)
- Mosaic — chemicals/fertilizer offices (12.8 miles)
This 26-unit Miami asset is positioned in a neighborhood with above-median occupancy and a majority renter-occupied housing base—factors that support durable leasing and reduce volatility through cycles. Restaurant, grocery, pharmacy, and childcare access trend above national medians, adding everyday convenience that can aid retention. According to CRE market data from WDSuite, neighborhood rent levels sit in higher national brackets while ownership costs are elevated relative to income, a mix that reinforces sustained reliance on rental housing for many households.
Within a 3-mile radius, overall population is roughly flat to slightly down, but total households are growing and are projected to increase further as household sizes decline. That dynamic typically expands the renter pool even without headline population growth. Investors should plan for measured pricing and renewal strategies given rent-to-income pressures, while leveraging proximity to major employers to support occupancy stability.
- Majority renter-occupied neighborhood supports depth of tenant demand and steady absorption
- Above-median neighborhood occupancy with strong everyday amenities bolsters retention
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Elevated ownership costs relative to income favor continued reliance on multifamily
- Risk: rent-to-income pressure and mixed safety metrics call for active lease and OPEX management