| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 81st | Best |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8440 S Dixie Hwy, Miami, FL, 33143, US |
| Region / Metro | Miami |
| Year of Construction | 2005 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8440 S Dixie Hwy Miami Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and strong household incomes, this asset benefits from proximity-driven leasing and a 2005 vintage that competes well against older stock, according to WDSuite’s CRE market data.
Located in Miami’s Inner Suburb near major corridors, the property sits in a neighborhood rated A and ranked 54th among 449 metro neighborhoods, indicating competitive fundamentals within the Miami–Miami Beach–Kendall market. Amenity access trends favorable on essentials—grocery and pharmacies score above metro medians—while parks and cafes are thinner, suggesting daily-needs convenience with fewer lifestyle destinations within immediate blocks.
The area’s housing stock skews older, with many buildings predating 1970. A 2005 construction year gives this property a relative edge in curb appeal and systems versus nearby vintage, while investors should still plan for mid-life capital items typical for assets approaching two decades (elevators, roofs, MEP components) as part of a value-preservation plan.
Renter-occupied share in the neighborhood is 38.6% (neighborhood tenure), signaling a meaningful renter pool that supports leasing depth for multifamily. Neighborhood occupancy of 89.1% reflects local dynamics rather than property performance; paired with solid household incomes and a rent-to-income ratio around 0.26, the backdrop points to manageable affordability pressure and potential for stable retention with disciplined lease management.
Within a 3-mile radius, demographics indicate a high-income consumer base and a growing tenant pipeline: households increased over the past five years and are projected to expand further by 2028 alongside a forecasted population increase. Smaller average household sizes are expected, which typically widens the pool of renters and can support occupancy stability. These trends, based on CRE market data from WDSuite, align with sustained demand for well-located multifamily near employment and retail nodes.
Safety metrics for the neighborhood sit around the middle of the pack within the Miami–Miami Beach–Kendall metro (ranked 236 among 449), and below national averages overall (lower national percentile). Recent trend data indicate improvement, with estimated property and violent offense rates declining year over year, suggesting conditions have been moving in a favorable direction. These figures describe the broader neighborhood and not this specific property.
Nearby corporate offices span homebuilding, energy, logistics, healthcare, and consumer sectors—supporting a diversified employment base that can reinforce renter demand and reduce turnover risk for workforce and professional tenants.
- Lennar — homebuilding (7.0 miles) — HQ
- World Fuel Services — energy & fuel services (8.7 miles) — HQ
- Ryder System — logistics & transportation (13.1 miles) — HQ
- Mosaic — marketing & communications (14.1 miles)
- Johnson & Johnson — healthcare & consumer products (14.5 miles)
This 120-unit asset’s 2005 vintage positions it favorably versus much older neighborhood stock, offering competitive appeal and lower near-term obsolescence risk while still warranting mid-life system planning. The immediate area shows meaningful renter-occupied concentration and solid incomes, and while neighborhood occupancy is modestly below national norms, essential retail access and diversified nearby employers support day-to-day leasing fundamentals. According to multifamily property research from WDSuite, forward-looking household growth within 3 miles and smaller projected household sizes point to a larger tenant base and potential support for steady absorption.
Ownership costs in the surrounding area are elevated relative to incomes, which can sustain reliance on rental housing and aid retention, while contract rents in the submarket remain anchored by the neighborhood’s income profile. Key risks include uneven amenity depth for parks/cafes and neighborhood-level safety metrics that trail national averages, though recent crime-trend improvements are constructive.
- 2005 construction competes well against older local stock; plan for mid-life CapEx to protect NOI
- Renter-occupied concentration and solid incomes support depth of tenant demand and retention
- Household growth and smaller household sizes within 3 miles expand the renter pool, aiding occupancy stability
- Essential retail access and proximity to diversified employers reinforce leasing fundamentals
- Risks: neighborhood occupancy below national norms and safety metrics lag peers; ongoing operational focus required