| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 28th | Poor |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18700 NW 27th Ave, Miami Gardens, FL, 33056, US |
| Region / Metro | Miami Gardens |
| Year of Construction | 1999 |
| Units | 20 |
| Transaction Date | 2021-12-21 |
| Transaction Price | $20,582,700 |
| Buyer | 18740 NW 27TH AVENUE FL OWNER LLC |
| Seller | CROSSINGS AT UNIVERSITY ASSOCIATES LTD |
18700 NW 27th Ave Miami Gardens Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and high occupancy stability in this inner-suburban Miami submarket, according to WDSuite s CRE market data. The investment case centers on renter concentration, proximity to major employers, and competitive positioning versus older local stock.
Situated in Miami Gardens within the Miami Miami Beach Kendall metro, the neighborhood rates Above metro median overall (ranked 222 of 449 neighborhoods). Occupancy in the surrounding neighborhood is strong and competitive among Miami Miami Beach Kendall neighborhoods (rank 61 of 449) and sits in the top quartile nationally, supporting leasing stability for multifamily.
With approximately 51.9% of housing units renter-occupied in the neighborhood, the renter concentration indicates a deep tenant base that can support absorption and renewals. Median contract rents in the neighborhood sit above the national midpoint, while the neighborhood s rent-to-income positioning trends more favorable than many U.S. areas, which can aid retention and limit turnover risk for well-managed assets.
Local dynamics balance daily needs with selective lifestyle access: grocery and park availability rank in high national percentiles, while cafes and pharmacies are thinner. Average school ratings trail national medians, which investors should consider when targeting tenant profiles. Median home values are elevated versus national norms and value-to-income ratios are high, forming a high-cost ownership market that tends to sustain multifamily demand and support pricing power for competitively positioned communities.
The property s 1999 construction is newer than the neighborhood s average vintage (1982). This positioning can be an advantage versus older stock on systems and finishes, though investors should still underwrite ongoing modernization and common-area refreshes to maintain competitiveness. Within a 3-mile radius, demographics show a stable population base, growth in households, and a modest reduction in average household size all supportive of renter pool expansion and occupancy durability over the medium term.
Safety signals are mixed when viewed across regional and national lenses. At the metro level, the neighborhood s crime rank is 33 out of 449, indicating higher reported crime relative to many Miami Miami Beach Kendall neighborhoods and warranting prudent security and operating protocols. Nationally, recent property offense estimates register in the top decile for safety, and the latest year shows a sharp improvement in property incidents, while violent crime indicators sit around the national midpoint with a recent uptick. Investors should weigh building-level measures (lighting, access control, monitoring) and consider how block-by-block variation can affect leasing and retention.
Nearby corporate offices create a diversified employment base that supports commuter convenience and renter demand, including healthcare and consumer products, logistics, energy distribution, automotive retail, and homebuilding.
- Johnson & Johnson healthcare & consumer products (4.2 miles)
- Ryder System logistics (10.1 miles) HQ
- World Fuel Services energy distribution (11.4 miles) HQ
- AutoNation automotive retail (13.7 miles) HQ
- Lennar homebuilding (13.9 miles) HQ
This 20-unit multifamily asset benefits from neighborhood occupancy that is competitive within the metro and in the top quartile nationally, supporting leasing stability and renewal potential. The surrounding neighborhood shows a sizable share of renter-occupied housing, elevated ownership costs, and strong access to daily-needs amenities a combination that deepens the tenant pool and can sustain pricing for well-managed properties.
Built in 1999, the property is newer than much of the local stock, offering relative competitiveness versus older communities while still warranting targeted capital planning for systems and finishes. Within a 3-mile radius, households have been increasing and are projected to continue rising as average household size edges down, indicating a larger renter base over time. According to CRE market data from WDSuite, neighborhood rent levels sit above national midpoints while rent-to-income dynamics are comparatively manageable, supporting occupancy consistency and lease retention.
- Competitive neighborhood occupancy supports leasing stability and renewal potential.
- Renter-occupied share and high-cost ownership market reinforce depth of tenant demand.
- 1999 vintage offers an edge versus older stock with scope for selective value-add.
- 3-mile household growth and smaller household sizes expand the renter pool over time.
- Risks: below-average school ratings, mixed safety signals, and thinner lifestyle amenities in select categories.