| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 17th | Poor |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13380 Port Said Rd, Opa Locka, FL, 33054, US |
| Region / Metro | Opa Locka |
| Year of Construction | 1972 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | $380,000 |
| Buyer | THE Q V H CORP |
| Seller | STEPHENSON DWIGHT |
13380 Port Said Rd, Opa Locka Multifamily Investment
Renter demand is deep in this inner-suburb pocket, with neighborhood occupancy at 95.6% and a very high renter-occupied share supporting stable leasing, according to WDSuite’s CRE market data.
Located in Miami-Dade’s inner suburbs, the neighborhood posts a 95.6% occupancy rate and one of the metro’s highest renter-occupied shares, indicating a sizable tenant base and leasing durability for small multifamily assets. Median asking rents in the neighborhood sit in the upper half nationally, while local household incomes are lower than national norms—a mix that points to ongoing rental reliance but also calls for disciplined rent management.
Amenity access is mixed: cafe density trends well above national averages and grocery options are competitive among Miami-Miami Beach-Kendall neighborhoods, while parks, pharmacies, and childcare options are comparatively limited nearby. For investors, the amenity profile supports day-to-day convenience without commanding premium pricing typically tied to top-tier lifestyle nodes.
At the metro-comparison level, the neighborhood’s overall rating sits below the Miami metro median, but housing indicators land above national midpoints. That combination suggests practical workforce appeal and broad renter depth rather than a luxury-driven story.
Demographic statistics are aggregated within a 3-mile radius: households grew over the last five years and are projected to increase substantially through 2028, expanding the local tenant base even as population levels trend modestly. Forecasts also point to smaller average household sizes, which can add incremental demand for rental units. Taken together, these dynamics support occupancy stability, though investors should underwrite prudent renewal strategies given local affordability pressures.
Construction year averages in the neighborhood skew to the late 1970s. With a 1972 vintage, this property is slightly older than the local norm, which typically implies near- to medium-term capital needs and potential value-add or renovation upside to improve competitiveness against newer stock.
Tenure dynamics matter: the share of housing units that are renter-occupied in this neighborhood is among the highest across the 449 neighborhoods in the Miami metro. For multifamily investors, that concentration reinforces depth of demand and supports leasing continuity across cycles, while also emphasizing the importance of affordability-sensitive pricing.
Safety indicators for the neighborhood trend below both metro and national benchmarks. Overall crime ranks in the lower-performing tier among 449 Miami-area neighborhoods, and national percentiles place the area below the median for safety. Investors should account for this in operations (lighting, access control, resident screening) and in capex planning.
Trends are mixed: property offenses show a notable year-over-year decline, signaling improvement momentum, while violent offense estimates have risen over the same period. The net takeaway is to underwrite conservative loss assumptions and incorporate security-focused improvements where feasible, while recognizing recent reductions in property-related incidents.
Nearby employers span healthcare, logistics, energy services, building, and chemicals, supporting a broad workforce renter base and commute convenience for residents.
- Johnson & Johnson — healthcare & consumer products offices (2.8 miles)
- Ryder System — logistics (8.4 miles) — HQ
- World Fuel Services — energy & fuel services (8.6 miles) — HQ
- Mosaic — fertilizers & chemicals offices (10.0 miles)
- Lennar — homebuilding (11.0 miles) — HQ
This 23-unit, 1972-vintage asset sits in a renter-heavy neighborhood where occupancy is 95.6%, supporting steady collections and lower lease-up risk. Based on commercial real estate analysis from WDSuite, local rents benchmark in the upper half nationally while median household incomes in the neighborhood run lower, underscoring durable renter reliance alongside the need for thoughtful affordability and renewal strategies.
Within a 3-mile radius, households increased in recent years and are projected to rise significantly by 2028, expanding the tenant base and supporting occupancy stability. The 1972 vintage suggests near- to medium-term capital planning and value-add potential to sharpen competitiveness versus later-1970s and newer product. Investors should also underwrite for operating discipline given the neighborhood’s below-median safety profile and elevated rent-to-income ratios, balancing rent growth with retention.
- High neighborhood occupancy and very strong renter concentration support leasing stability
- 3-mile household growth outlook expands the tenant base and supports long-term demand
- 1972 vintage offers value-add and capex-driven repositioning opportunities
- Diverse nearby employers provide commute convenience for workforce renters
- Risks: below-median safety indicators and affordability pressure require conservative underwriting