| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 58th | Good |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8100 NW 53rd St, Miami, FL, 33166, US |
| Region / Metro | Miami |
| Year of Construction | 2013 |
| Units | 114 |
| Transaction Date | 2021-09-22 |
| Transaction Price | $80,000,000 |
| Buyer | CORDOBA OWNER LLC |
| Seller | DORAL K2 PHASE LLC |
8100 NW 53rd St Miami Multifamily Investment
Built in 2013 and set within a renter-heavy neighborhood, the asset benefits from depth of demand even as occupancy varies across nearby properties, according to WDSuite’s CRE market data. Elevated ownership costs in the area tend to support sustained renter reliance while favoring professionally managed communities.
This Inner Suburb location in Miami-Dade offers strong daily-life convenience, with restaurants, groceries, parks, and pharmacies scoring above national medians. While childcare options are limited in the immediate neighborhood, food and retail amenities are competitive among Miami-Miami Beach-Kendall neighborhoods (449 total), which supports resident satisfaction and retention for multifamily assets.
The property’s 2013 construction is newer than the neighborhood’s average 1990 vintage. For investors, newer construction can enhance competitive positioning versus older local stock, though standard capital planning for building systems and common-area refreshes should still be expected over a typical hold.
Renter-occupied housing is a defining feature here: the neighborhood’s renter concentration sits in the top tier locally and is high nationally, indicating a deep tenant base for multifamily leasing. At the same time, the neighborhood’s occupancy level trends below national norms, so underwriting should account for potential lease-up variability and the importance of property-level differentiation.
Within a 3-mile radius, population has expanded and households have grown at a faster clip, with forecasts calling for additional increases and smaller average household sizes. This points to a larger tenant base and more renters entering the market, which can support occupancy stability and absorption for well-positioned communities. Median home values rank high nationally, and a high-cost ownership market typically sustains rental demand and can aid lease retention for quality multifamily product. Median rents are also elevated, which suggests pricing power but warrants careful lease management where rent-to-income ratios signal affordability pressure.
Neighborhood safety indicators are weaker than both national benchmarks and much of the Miami-Miami Beach-Kendall metro. The area ranks 437 out of 449 metro neighborhoods on crime, placing it below metro averages and in a lower national percentile for safety. Recent year-over-year trends indicate upticks in both property and violent offenses at the neighborhood level.
Investors should incorporate prudent assumptions around security, lighting, access control, and resident engagement, and weigh these measures in operating budgets and leasing strategy. Submarket and corridor-level patterns can vary, so property-specific measures and ongoing monitoring are important for performance management.
The immediate area draws from a diverse corporate employment base that supports renter demand through commute convenience, notably in energy, homebuilding, logistics, and healthcare-related offices. Nearby anchors include World Fuel Services, Lennar, Ryder System, Johnson & Johnson, and Mosaic.
- World Fuel Services — energy & logistics (1.8 miles) — HQ
- Lennar — homebuilding corporate offices (4.0 miles) — HQ
- Ryder System — transportation & logistics (4.8 miles) — HQ
- Johnson & Johnson — healthcare products offices (6.0 miles)
- Mosaic — corporate offices (12.9 miles)
The investment case centers on a 2013-vintage, 114-unit asset positioned in a renter-dense Miami-Dade neighborhood with strong amenity access and a high-cost ownership backdrop. Based on CRE market data from WDSuite, neighborhood renter concentration is high and 3-mile household growth is robust, which together support depth of tenant demand and potential occupancy durability for a differentiated property. Elevated home values reinforce renter reliance on multifamily housing, while newer construction can compete effectively against older local stock.
Counterbalancing strengths, neighborhood occupancy trends below national norms and safety metrics lag the metro, suggesting the need for targeted marketing, security investments, and disciplined lease management where rent-to-income ratios indicate affordability pressure. Underwriting should emphasize operational execution and property-level amenities to drive leasing performance relative to nearby alternatives.
- 2013 construction offers competitive positioning versus older neighborhood stock
- Renter-heavy neighborhood and 3-mile household growth expand the tenant base
- High ownership costs in the area support sustained multifamily demand
- Operational focus needed: neighborhood occupancy below national norms
- Risk: weaker safety metrics require proactive security and resident engagement