| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 17th | Poor |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13300 Alexandria Dr, Opa Locka, FL, 33054, US |
| Region / Metro | Opa Locka |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | 2017-01-09 |
| Transaction Price | $5,040,000 |
| Buyer | Providence 72 LLC |
| Seller | --- |
13300 Alexandria Dr Opa Locka Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by nearby employment, while the 1972 vintage suggests value-add potential, according to CRE market data from WDSuite.
Positioned in Opa Locka within Miami-Dade County an Inner Suburb of the Miami-Miami Beach-Kendall metro the neighborhood shows steady renter demand. The neighborhood s occupancy rate is 95.6%, which is above the metro median (rank 207 out of 449), indicating generally stable leasing conditions in the submarket context based on WDSuite s CRE market data.
The amenity mix is mixed: cafes score in the top quartile nationally (79th percentile) with restaurants moderately represented (61st percentile), while parks and pharmacies are limited locally. Grocery access is relatively favorable (69th percentile), which helps day-to-day livability for residents and supports retention.
The property s 1972 construction predates the neighborhood s average vintage of 1978. For investors, this typically points to capital planning needs but also to potential renovation and repositioning upside versus older nearby stock. Average unit sizes around 903 sq. ft. suggest functional layouts for workforce-oriented tenants.
Within a 3-mile radius, demographics show a nuanced backdrop: total population has edged down in recent years, yet household counts increased and are projected to grow further alongside a modest reduction in average household size. This dynamic generally expands the renter pool and can support occupancy stability as more, smaller households seek rental options. Median household income in the immediate neighborhood is lower than many metro peers, so pricing power should be approached with disciplined lease management.
Tenure patterns are mixed across scales. Within 3 miles, roughly 40% of housing units are renter-occupied, indicating a sizable tenant base. At the neighborhood scale, rent levels track around the lower-to-mid range for the metro, and the rent-to-income ratio signals affordability pressure relative to incomes. For underwriting, that implies careful renewal strategies and unit-by-unit value-add programs calibrated to local rent bands rather than large step-ups.
Safety indicators are mixed in the immediate neighborhood relative to the metro and nation. Compared with other neighborhoods in the Miami-Miami Beach-Kendall metro, the area ranks 372 out of 449 for overall crime, indicating weaker safety positioning than many peers. Nationally, it falls near the lower third (32nd percentile), while violent-offense metrics are weaker (around the 8th percentile nationwide). These comparisons provide context for investor risk assessment rather than property-specific conclusions.
Recent trend data show some improvement: estimated property offenses declined by about 28.1% year over year (72nd percentile nationally for improvement), suggesting momentum on theft and property-damage categories even as violent-offense trends were less favorable. Owners should budget for security-forward operations and resident engagement to support retention and asset performance.
Proximity to diverse corporate offices underpins a broad commuter tenant base and supports weekday occupancy, with access to healthcare, logistics, energy, and homebuilding employers noted below.
- Johnson & Johnson healthcare products (2.7 miles)
- Ryder System logistics & transportation (8.3 miles) HQ
- World Fuel Services energy & fuel management (8.5 miles) HQ
- Mosaic industrial & corporate offices (10.1 miles)
- Lennar homebuilding (10.9 miles) HQ
13300 Alexandria Dr offers a scale opportunity (72 units) in an inner-suburban Miami-Dade location where neighborhood occupancy is above the metro median and local groceries and dining are reasonably accessible. The 1972 vintage is earlier than the neighborhood average, pointing to targeted capex and value-add potential to enhance competitiveness and rent positioning. According to CRE market data from WDSuite, neighborhood-level rent bands and incomes indicate that affordability pressure is a key consideration, favoring pragmatic, operations-led upgrades and careful renewal management over aggressive rent steps.
Demand fundamentals are supported by access to multiple employment nodes and by 3-mile trends showing growing household counts and slightly smaller household sizes conditions that tend to expand the renter pool and support occupancy stability. Safety metrics trail the metro and national averages but recent property-crime improvement suggests operational strategies (lighting, access control, partnerships) can mitigate some risk while supporting leasing and retention.
- Above-metro neighborhood occupancy supports leasing stability
- 1972 vintage creates clear value-add and capex planning pathways
- Diverse nearby employers underpin commuter-driven renter demand
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: affordability pressure and below-average safety require disciplined operations