| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 44th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 NW 7th Ave, Miami, FL, 33136, US |
| Region / Metro | Miami |
| Year of Construction | 2012 |
| Units | 48 |
| Transaction Date | 2004-01-29 |
| Transaction Price | $350,000 |
| Buyer | UDG II LLC |
| Seller | IVANOV KRASSIMIR |
820 NW 7th Ave Miami Multifamily Investment
Positioned in an inner-suburban pocket with strong renter concentration, this 2012 asset benefits from steady neighborhood demand and proximity to core Miami jobs, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated A- and ranked 83rd of 449 in the Miami metro, placing it in the top quartile among 449 metro neighborhoods. Daily needs are well served: restaurants, cafes, groceries, parks, and pharmacies are dense by national standards, while dedicated childcare options are thinner. These location fundamentals support leasing velocity and retention for workforce and professional tenants.
Neighborhood occupancy is 84.2% (neighborhood metric), and renter-occupied housing accounts for 68.1% of units—signals of a deep tenant base that can support stabilized multifamily operations. Elevated home values versus local incomes indicate a high-cost ownership market; this typically sustains reliance on rentals and can reinforce pricing power, though operators should calibrate concessions and renewal strategies to local affordability conditions.
Demographic statistics within a 3-mile radius show moderate population growth and a larger increase in households alongside a smaller average household size—patterns that expand the renter pool and can support occupancy stability. Median contract rents have risen over the past five years and are projected to continue growing, which, coupled with a sizable renter share, points to ongoing demand. These trends are consistent with broader metro dynamics noted in WDSuite’s commercial real estate analysis.
Construction in the immediate area skews older than 1989 on average, while this property’s 2012 vintage positions it competitively versus much of the local stock; investors should still plan for mid-life systems updates and selective modernization to maintain standing among newer deliveries.
Safety indicators for the neighborhood trend below national and metro benchmarks. The area sits near the lower end among 449 Miami metro neighborhoods, and national percentiles suggest comparatively higher crime than many U.S. neighborhoods. For investors, this typically translates to heightened attention to on-site security, lighting, access controls, and resident screening to support leasing and retention.
Recent trends are mixed: property offenses show a year-over-year decline, while violent offenses increased over the same period. Operators should underwrite for proactive security measures and partnership with local resources, monitoring how conditions evolve over time rather than assuming immediate improvement.
Nearby employers span industrial & materials, energy, pharmaceuticals, homebuilding, and logistics—providing a diverse employment base that supports renter demand and commute convenience for residents. The list below highlights Mosaic, World Fuel Services, Johnson & Johnson, Lennar, and Ryder System.
- Mosaic — industrial & materials (5.6 miles)
- World Fuel Services — energy (9.4 miles) — HQ
- Johnson & Johnson — pharmaceuticals (10.1 miles)
- Lennar — homebuilding (10.2 miles) — HQ
- Ryder System — logistics (12.6 miles) — HQ
This 48-unit, 2012-vintage community offers relative competitiveness versus an area where much of the housing stock predates 1990. Newer construction should aid leasing and reduce near-term functional obsolescence, while investors can plan mid-life capital work to keep finishes and systems aligned with tenant expectations. A high renter-occupied share in the neighborhood and strong 3-mile household growth point to a durable tenant base, and elevated ownership costs locally tend to sustain reliance on rentals. Based on CRE market data from WDSuite, neighborhood occupancy and demand drivers are consistent with steady operations, though management discipline remains important.
Key considerations include affordability pressure—rents have risen and local rent-to-income levels require careful renewal and concession strategies—and safety, which warrants proactive on-site measures. Taken together, the asset’s location fundamentals, renter depth, and competitive vintage support a long-term, operations-focused thesis with measured underwriting for security and affordability risk.
- 2012 vintage vs. older local stock supports competitive positioning with planned mid-life capex
- High renter-occupied share and growing 3-mile household base expand the tenant pool
- Dense amenities and proximity to major employers aid leasing and retention
- Elevated ownership costs in the area can reinforce rental demand and pricing power
- Risks: below-average safety metrics and affordability pressure require active management