| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 49th | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9501 Fontainebleau Blvd, Miami, FL, 33172, US |
| Region / Metro | Miami |
| Year of Construction | 1992 |
| Units | 76 |
| Transaction Date | 2015-02-27 |
| Transaction Price | $80,000,000 |
| Buyer | MILTON JOSEPH |
| Seller | MILTON JOSEPH |
9501 Fontainebleau Blvd Miami Multifamily Investment
1992-vintage, mid-scale asset positioned for renter demand in Miami’s Urban Core, with neighborhood occupancy and rent levels that compare favorably to wider U.S. benchmarks, according to WDSuite’s CRE market data.
Located in Miami’s Urban Core, the area surrounding 9501 Fontainebleau Blvd offers daily conveniences with a strong mix of restaurants and cafes close at hand. Dining and coffee density is competitive among Miami-Miami Beach-Kendall neighborhoods and high relative to national patterns, while grocery access is solid for routine shopping. Parks and pharmacies are less concentrated within the immediate neighborhood, which may modestly reduce walkable recreational and healthcare convenience.
For investors, the renter base is meaningful: the neighborhood’s share of renter-occupied housing is elevated, supporting depth of demand for multifamily units and aiding leasing velocity and retention during typical marketing cycles. Median asking rents in the neighborhood have trended up over the past five years and sit on the high side versus national levels, signaling pricing power when product quality and management execution are strong.
Within a 3-mile radius, households have grown even as population edged down, indicating smaller average household sizes and a larger pool of distinct households entering the market. Forward-looking projections show continued increases in household counts, which supports a broader tenant base and underpins occupancy stability for well-positioned properties.
The building’s 1992 construction is newer than the neighborhood average (1970s-era stock), offering relative competitiveness versus older product. Select system upgrades or common-area refreshes may still be warranted to support positioning and capture rent premiums in a submarket where quality supply is in demand.
Safety indicators for the neighborhood track below national averages, and the area ranks on the less favorable side of the Miami-Miami Beach-Kendall metro (244 out of 449 neighborhoods). Recent trend data shows year-over-year declines in both property and violent offense rates, which is an encouraging directional signal, but investors should underwrite with conservative assumptions and emphasize property-level security and lighting standards.
Nearby headquarters and corporate offices help anchor daytime employment and support renter demand through commute convenience, led by Lennar, World Fuel Services, Ryder System, and Johnson & Johnson within a practical drive.
- Lennar — homebuilding HQ (1.3 miles) — HQ
- World Fuel Services — energy services HQ (2.4 miles) — HQ
- Ryder System — logistics & transportation HQ (6.7 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (9.4 miles)
This 76-unit, 1992-vintage property benefits from a sizable renter-occupied housing presence in the surrounding neighborhood, supportive restaurant and grocery access, and corporate employment within a short drive. Neighborhood rent levels sit above national norms, and household growth within a 3-mile radius expands the prospective tenant base, which can support occupancy stability for a well-managed asset.
The vintage is newer than much of the area’s housing stock, which can reduce near-term competitive pressure from older properties, though investors should plan for targeted modernization to sustain positioning. According to CRE market data from WDSuite, neighborhood safety trends have improved year over year, while elevated rent-to-income dynamics suggest prudent lease management and renewal strategies to balance pricing power with retention.
- Newer 1992 construction versus older local stock supports competitive positioning
- Elevated renter-occupied housing share indicates depth of multifamily demand
- Household growth within 3 miles expands the tenant base and supports occupancy stability
- Proximity to multiple corporate HQs bolsters leasing durability through commute convenience
- Risks: below-average safety and rent-to-income pressure require conservative underwriting and active lease management