| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 53rd | Good |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8025 NW 7th St, Miami, FL, 33126, US |
| Region / Metro | Miami |
| Year of Construction | 1982 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | $50,000 |
| Buyer | 8025 APARTMENTS LLC |
| Seller | ROSEMMA GARDENS APT INC |
8025 NW 7th St Miami Value-Add Multifamily
Neighborhood occupancy has remained firm and renter concentration is substantial, supporting steady tenant demand according to WDSuite’s CRE market data.
Situated in Miami’s Urban Core, the neighborhood scores a B+ and ranks 131 out of 449 metro neighborhoods, making it competitive among Miami-Miami Beach-Kendall areas for multifamily. Local occupancy is stable at the neighborhood level and has improved over the past five years, a supportive backdrop for resident retention and collections in comparable assets.
Renter-occupied housing represents a meaningful share of local units (58.1% renter concentration), indicating depth in the tenant base. Within a 3-mile radius, households have increased even as average household size trends lower, which typically expands the pool of renters and supports occupancy stability for mid-sized properties like this 28-unit asset.
Daily-needs access is a relative strength: grocery and pharmacy density track well above national medians, while restaurants are abundant (top national percentiles). Parks and cafes are limited nearby, so outdoor and third-place amenities may be less of a local draw; on-site features and property programming can help offset that dynamic. Average school ratings land modestly above national norms, which can aid leasing to family renters.
From a pricing and affordability lens, neighborhood rents benchmark high versus many U.S. neighborhoods, and home values are elevated relative to local incomes. For investors, that ownership cost profile tends to reinforce reliance on rental housing, though it warrants attentive lease management where rent-to-income ratios are tighter. Operating performance indicators are slightly above national medians, based on CRE market data from WDSuite.
Safety conditions are mixed but trending better. Neighborhood-level indicators sit below the national median for safety, with property and violent offense measures weaker than average nationally. However, recent year-over-year trends show notable declines in both violent and property offenses, which points to gradual improvement rather than deterioration.
Compared across Miami-Miami Beach-Kendall, the area reads as roughly middle-of-the-pack. For underwriting, frame expectations around average urban-core risk, monitor trend lines rather than single-year snapshots, and consider standard security and lighting upgrades as part of operating plans.
Nearby corporate anchors provide a diversified employment base that supports renter demand and commute convenience for workforce households, including homebuilding, energy services, logistics, and healthcare-related offices listed below.
- Lennar — homebuilding HQ (2.8 miles) — HQ
- World Fuel Services — energy services HQ (3.0 miles) — HQ
- Ryder System — logistics & transportation HQ (7.3 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (8.9 miles)
- Mosaic — chemicals & fertilizer offices (12.8 miles)
Built in 1982, the asset is slightly older than the neighborhood average vintage, suggesting manageable capital planning alongside clear value-add potential through selective interior upgrades and common-area improvements. Neighborhood occupancy remains healthy and has firmed in recent years, and renter concentration is elevated, which together underpin demand resilience. According to CRE market data from WDSuite, neighborhood operating benchmarks sit above national medians, while strong restaurant and daily-needs access further support leasing.
Demographics aggregated within a 3-mile radius indicate rising household counts and shrinking household sizes, typically expanding the renter pool. Ownership costs remain high relative to incomes locally, which can sustain reliance on multifamily housing and aid lease retention. Key risks include tighter rent-to-income ratios, limited parks and café amenities in the immediate area, and safety metrics that, while improving, still track below national medians—factors best addressed through calibrated rent setting, property-level amenity upgrades, and standard security measures.
- 1982 vintage with value-add and modernization upside
- Neighborhood occupancy stability and elevated renter concentration support demand
- Daily-needs access and strong restaurant density aid leasing
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: tighter rent-to-income ratios, limited parks/cafés, and safety metrics below national median (improving trend)