| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 75th | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3847 NE 168th St, North Miami Beach, FL, 33160, US |
| Region / Metro | North Miami Beach |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | 1995-03-28 |
| Transaction Price | $1,300,000 |
| Buyer | GATOR SUN PTNR LTD |
| Seller | HAGUE INC |
3847 NE 168th St North Miami Beach Multifamily Value-Add
Positioned in an Urban Core pocket with strong amenity access and high-cost ownership nearby, the asset targets durable renter demand; according to CRE market data from WDSuite, neighborhood metrics signal pricing power balanced by affordability management.
The property sits in an Urban Core neighborhood rated A+ (ranked 8 of 449 metro neighborhoods), with everyday conveniences close by. Dining and retail depth are notable — restaurants and pharmacies rank in the top tier locally and score in the high 90s nationally, supporting leasing appeal and resident retention.
Amenity access is a differentiator. The neighborhood’s amenity rank (11 of 449) places it in the top quartile nationally, with dense parks, groceries, and cafes that typically translate into stronger day-to-day livability and competitive positioning versus many Miami submarkets, based on WDSuite’s CRE market data.
Schools average roughly 4 out of 5 (12 of 449), another top-quartile indicator that can aid long-term demand from households. Median home values trend elevated for the area and sit well above national norms, which generally reinforces renter reliance on multifamily housing and supports lease retention when paired with thoughtful renewal strategies.
Vintage matters: the asset’s 1972 construction is older than the neighborhood’s average stock (1987). For investors, that often points to near- to medium-term capital planning and value-add opportunities — from interior refresh to systems and common-area upgrades — to stay competitive against newer deliveries while capturing upside.
Within a 3-mile radius, demographics show a broad, mixed-income renter pool and steady near-term tailwinds. Recent years saw flat-to-slightly lower population counts, but forecasts indicate population and household growth through 2028 alongside rising median incomes and contract rents. These shifts typically expand the tenant base and support occupancy stability if pricing is calibrated to local affordability.
Neighborhood safety trends compare favorably in a metro context. The area ranks 1 of 449 on crime (strongest in the metro cohort), placing it in the higher safety tiers relative to Miami neighborhoods and in the upper deciles nationally, according to WDSuite’s data.
Property offenses are estimated in a high national safety percentile with a notable year-over-year decline, and violent offense measures also sit in strong national percentiles with improving trends. While safety can vary block to block and over time, the directional momentum and comparative standing suggest supportive conditions for renter retention and leasing.
- 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
Nearby corporate nodes provide a diversified employment base that supports renter demand and commute convenience. Key employers within a reasonable drive include Mosaic, Johnson & Johnson, AutoNation, World Fuel Services, and Ryder System.
3847 NE 168th St offers investors a value-add multifamily position in an amenity-rich Urban Core location. Elevated neighborhood home values and top-quartile school and amenity standings point to durable renter demand, while the 1972 vintage suggests targeted renovations and systems upgrades could enhance competitiveness versus newer stock. Based on CRE market data from WDSuite, local demographic forecasts within 3 miles indicate growth in households and rising incomes alongside higher projected contract rents — factors that can support occupancy stability and measured rent gains when aligned with affordability.
Investor focus should balance upside with risk management. A high-cost ownership market tends to reinforce the renter base, but rent-to-income ratios imply ongoing affordability pressure for some cohorts, making renewal strategy and unit mix/finish calibration important. Execution around capex, lease management, and amenity positioning will be key to realizing returns relative to metro and national peers.
- Amenity- and school-rich Urban Core location supports leasing velocity and retention.
- 1972 vintage provides value-add potential via interiors, systems, and common areas.
- Strong employment access and high home values reinforce renter reliance on multifamily.
- Forecast growth in 3-mile households and incomes underpins a larger tenant base.
- Risk: affordability pressure requires disciplined rent setting and renewal management.