| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 37th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1311 NE 125th St, North Miami, FL, 33161, US |
| Region / Metro | North Miami |
| Year of Construction | 1972 |
| Units | 36 |
| Transaction Date | 2014-10-23 |
| Transaction Price | $2,160,000 |
| Buyer | 1311 NE LLC |
| Seller | WELO ENTERPRISE INC |
1311 NE 125th St, North Miami Multifamily Investment
Neighborhood-level indicators point to durable renter demand supported by a high share of renter-occupied units and steady occupancy, according to WDSuite’s CRE market data. Investors should view this as a cash flow-oriented location with strong amenity access and balanced, metro-consistent performance.
Situated in North Miami’s Urban Core, the property benefits from a neighborhood that ranks 48th out of 449 Miami-Miami Beach-Kendall neighborhoods for overall amenities, placing it in the top quartile locally. Cafes, restaurants, parks, groceries, and pharmacies are well represented, with amenity density benchmarking in high national percentiles, which supports lifestyle convenience and leasing appeal.
The 1972 vintage is slightly newer than the neighborhood’s average construction year of 1966. For investors, this typically implies near- to medium-term capital planning for building systems and common areas, alongside potential value-add upgrades to keep pace with competitive Class B product and to defend occupancy.
At the neighborhood level, renter-occupied share is elevated, indicating a deep tenant base and resilience for multifamily demand. Neighborhood occupancy trends sit around national norms, suggesting stable absorption rather than outsized volatility. Elevated home values relative to incomes in the neighborhood context support continued reliance on rentals, which can aid lease retention and pricing power where management maintains product quality.
Within a 3-mile radius, households have increased over the past five years and are projected to grow further, while average household size is trending lower. This combination points to a larger renter pool over time and supports occupancy stability. Median contract rents in the neighborhood benchmark above national medians, while rent-to-income dynamics suggest measured affordability pressure—an operational consideration for renewal strategies, concessions, and unit mix positioning.
Compared with the Miami-Miami Beach-Kendall metro, the neighborhood’s safety profile ranks 38th out of 449 neighborhoods, indicating above-metro-average positioning. Nationally, the area evaluates around mid-percentiles for both property and violent offense rates, suggesting a profile closer to the national middle rather than extreme outliers.
Recent trend data shows estimated year-over-year declines in both property and violent offenses at the neighborhood level, which is a constructive signal. Investors should still underwrite standard security and lighting improvements typical for Urban Core assets and monitor submarket trends over time, but current directionality is favorable relative to prior-year readings.
Proximity to diversified corporate employers supports a broad commuter tenant base and can aid retention for workforce-oriented units. Notable nearby employers include Mosaic, Johnson & Johnson, World Fuel Services, Ryder System, and Lennar.
- Mosaic — corporate offices (6.3 miles)
- Johnson & Johnson — corporate offices (7.9 miles)
- World Fuel Services — corporate offices (12.7 miles) — HQ
- Ryder System — corporate offices (13.4 miles) — HQ
- Lennar — corporate offices (14.7 miles) — HQ
This 36-unit 1972 asset sits in a neighborhood with strong amenity access and a deep renter base, supporting durable demand. Neighborhood occupancy trends are around national norms, while elevated home values relative to incomes reinforce reliance on rental housing—favorable for lease retention when operations and product quality are well managed. Based on commercial real estate analysis from WDSuite, local amenity density and improving safety directionality add to leasing fundamentals.
Vintage implies ongoing capital planning and value-add potential through system upgrades and unit/interior improvements to stay competitive with comparable Class B stock. Within a 3-mile radius, growing household counts and smaller average household sizes point to a gradually expanding renter pool, which supports occupancy stability and long-term cash flow resilience.
- Amenity-rich Urban Core location with top-quartile local convenience, aiding leasing appeal
- Elevated neighborhood renter concentration provides depth of demand and supports occupancy
- 1972 vintage offers value-add upside via targeted renovations and system modernizations
- 3-mile radius shows growing household counts and smaller sizes, expanding the renter pool
- Risk: rent-to-income pressures and routine Urban Core security considerations warrant disciplined leasing and CapEx planning