| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 75th | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3800 NE 168th St, North Miami Beach, FL, 33160, US |
| Region / Metro | North Miami Beach |
| Year of Construction | 1972 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3800 NE 168th St, North Miami Beach Multifamily
Urban-core location with strong amenity access and a high-cost ownership market supports durable renter demand, according to WDSuite’s CRE market data.
Situated in an Urban Core pocket of North Miami Beach (Miami-Miami Beach-Kendall metro), the neighborhood scores in the top quartile nationally for overall quality (A+ rating) and offers dense access to daily needs and lifestyle amenities. Restaurants, cafes, groceries, parks, and pharmacies rank among the highest national percentiles, which helps properties capture lifestyle-driven renters and sustain leasing velocity.
Schools in the area test above national norms (average rating near the top quartile), adding stability for family-oriented renter households. Median contract rents for the neighborhood sit on the higher end versus national benchmarks, while home values and the value-to-income ratio are also elevated—an ownership landscape that tends to reinforce reliance on multifamily rentals and can support pricing power when lease management is disciplined.
Construction across nearby housing skews newer than this asset’s 1972 vintage (area average 1987). For investors, that implies potential value-add and CapEx planning opportunities to improve competitive positioning versus more modern stock—particularly around interiors, building systems, and amenities.
Within a 3-mile radius, recent population trends have been roughly flat to slightly down, yet households are projected to increase over the next several years, pointing to a larger tenant base and support for occupancy. The renter-occupied share within this radius is substantial, providing depth to the multifamily demand pool; however, higher rent-to-income levels suggest monitoring affordability pressure and renewal strategies.
Safety indicators benchmark well in national comparisons, with neighborhood measures landing in the top decile of U.S. neighborhoods. Recent trend data also shows meaningful year-over-year declines in both property and violent offense estimates, indicating improving conditions. As always, investors should assess property-level security, lighting, and design features alongside neighborhood trends when underwriting.
- Mosaic — corporate offices (8.5 miles)
- Johnson & Johnson — corporate offices (10.4 miles)
- AutoNation — corporate offices (12.8 miles) — HQ
- World Fuel Services — corporate offices (16.2 miles) — HQ
- Ryder System — corporate offices (16.3 miles) — HQ
- Lennar — corporate offices (18.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — corporate offices (27.0 miles)
- Office Depot — corporate offices (32.3 miles) — HQ
This 60-unit 1972 asset in North Miami Beach benefits from a high-amenity Urban Core setting and an ownership market with elevated values—factors that typically bolster multifamily demand and lease retention. Based on CRE market data from WDSuite, neighborhood rents trend higher than national norms and schools benchmark well, while national safety comparisons show improvement year over year.
The vintage is older than nearby housing stock, creating a clear value-add path through targeted renovations and system upgrades to improve competitive standing against newer product. Within a 3-mile radius, projections point to an increase in households and income gains, supporting a larger tenant base; at the same time, higher rent-to-income levels warrant careful renewal and pricing strategies to manage affordability pressure.
- Urban-core location with top-tier amenity access supports leasing and retention
- Elevated home values reinforce renter reliance on multifamily housing
- 1972 vintage offers value-add potential versus newer area stock
- 3-mile household and income growth outlook expands the renter base
- Risks: affordability pressure and the need for CapEx/modernization to compete