| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 71st | Best |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9375 SW 77th Ave, Miami, FL, 33156, US |
| Region / Metro | Miami |
| Year of Construction | 1974 |
| Units | 56 |
| Transaction Date | 2009-12-31 |
| Transaction Price | $21,000,000 |
| Buyer | J MILTON DADELAND LLC |
| Seller | COLONY RB GEM LLC |
9375 SW 77th Ave Miami Multifamily Investment
Amenity-rich Urban Core location with a deep renter base supports durable demand, according to WDSuite’s CRE market data, while the property’s older vintage suggests scope for value-add upgrades to sharpen competitiveness.
Situated in Miami’s Urban Core, the neighborhood scores an A and ranks 57 out of 449 Miami–Miami Beach–Kendall metro neighborhoods, placing it in the top quartile metro-wide. Food and daily-needs access are strong: restaurants and cafes are competitive among Miami neighborhoods (ranks 14 and 19 of 449) and compare favorably nationally (both near the 99th percentile), with groceries also competitive (rank 31 of 449; ~97th percentile nationally). Pharmacy access is similarly high (around the 90th percentile nationally), though park access is limited.
For multifamily operations, neighborhood occupancy is measured at 89.3% (neighborhood-level), a notch below national norms (around the 42nd percentile). However, renter-occupied housing units account for an elevated share in the neighborhood at 53.4% (about the 90th percentile nationally), indicating a deep tenant base and steady leasing visibility for workforce and professional renters.
Rent levels in the neighborhood index on the higher side versus the U.S. (median contract rent ranks around the 87th percentile nationally), supported by strong amenity density and proximity to employment nodes. The rent-to-income ratio in the neighborhood is approximately 0.33, signaling potential affordability pressure; for investors, this points to lease management considerations and the need to balance renewal pricing with retention.
Within a 3-mile radius, demographics show households expanding even amid essentially flat population totals historically, with forecasts indicating population growth and a rising household count alongside smaller average household sizes. This pattern typically supports multifamily demand by broadening the tenant pool and sustaining absorption, particularly for well-located assets near retail and services, based on commercial real estate analysis from WDSuite.
Safety outcomes here trail stronger parts of the metro and sit below national norms. The neighborhood’s crime ranking is in the weaker tier among Miami–Miami Beach–Kendall neighborhoods (rank 399 of 449), and national comparisons place the area in lower safety percentiles. Violent offenses benchmark around the lower national percentiles, and property offenses also trend weaker on a national basis.
Recent movement shows a modest improvement in property-related incidents (about a 10.8% year-over-year decline at the neighborhood level). Investors typically address these dynamics through common-sense measures such as lighting, access controls, and partnerships with local patrols; area-level conditions can vary block to block and over time.
Nearby corporate offices help anchor white-collar employment and support renter demand through commute convenience. Key employers include Lennar, World Fuel Services, Ryder System, Mosaic, and Johnson & Johnson.
- Lennar — homebuilding (7.2 miles) — HQ
- World Fuel Services — energy logistics (9.1 miles) — HQ
- Ryder System — transportation & logistics (13.4 miles) — HQ
- Mosaic — chemicals & materials (15.1 miles)
- Johnson & Johnson — healthcare products (15.3 miles)
This 56-unit asset, built in 1974, is older than the neighborhood’s average vintage, creating a tangible path for value-add renovations and targeted capital planning to enhance unit finishes, systems, and curb appeal. The immediate area offers strong daily-needs and dining access, and a renter-occupied share well above national norms indicates depth in the tenant base. While neighborhood occupancy is somewhat soft relative to national medians, proximity to employment and top-tier amenities can underpin steady leasing with the right positioning.
Within a 3-mile radius, households have been increasing and are forecast to continue rising as average household size trends lower, which typically broadens the renter pool and supports occupancy stability. Higher neighborhood rents alongside a rent-to-income ratio near one-third suggest disciplined renewal strategies, but according to CRE market data from WDSuite, the area’s amenity density and employment connectivity support sustained demand for well-managed multifamily assets.
- Value-add potential: 1974 vintage offers upgrade and repositioning upside versus newer competitive stock
- Deep tenant base: elevated neighborhood renter-occupied share supports ongoing leasing
- Amenity density: strong access to food, groceries, and services supports retention and pricing power
- Demographic tailwinds: 3-mile household growth and smaller household sizes expand the renter pool
- Risk factor: below-median neighborhood occupancy and weaker safety metrics require careful operations and underwriting