| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 28th | Poor |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18900 NW 27th Ave, Miami Gardens, FL, 33056, US |
| Region / Metro | Miami Gardens |
| Year of Construction | 2000 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | $1,225,000 |
| Buyer | 18800 NW 27TH AVENUE FL OWNER LLC |
| Seller | EAGLES LANDING ASSOCIATES LTD |
18900 NW 27th Ave Miami Gardens Multifamily Investment
Investor positioning centers on steady renter demand and high neighborhood occupancy, according to WDSuite s CRE market data for Miami Gardens. The submarket s strong tenant base supports income stability while allowing selective value-add to drive returns.
Located in an Inner Suburb of the Miami metro, the neighborhood rates B- and is competitive among Miami neighborhoods (ranked 222 of 449). Amenity access trends near the metro median with parks and childcare density testing in the top quartile nationally, while grocery access sits above national medians. Caf e9 and pharmacy options are thinner, so residents rely more on nearby corridors for daily needs.
For multifamily fundamentals, neighborhood occupancy is 98.6% (neighborhood-level, not the property), signaling durable leasing and limited near-term vacancy pressure. Renter-occupied housing accounts for 51.9% of units in the neighborhood, indicating a sizable renter concentration and depth of tenant demand.
Within a 3-mile radius, households have expanded even as average household size trends lower. Over the past five years, household counts rose meaningfully alongside income gains, pointing to a larger tenant base and improving ability to absorb rent growth. Looking ahead, WDSuite s commercial real estate analysis shows further household growth expected, which typically supports occupancy stability.
Home values in the area are elevated relative to incomes (high value-to-income ratio), creating a high-cost ownership market that tends to reinforce reliance on multifamily rentals and support pricing power. Median rents benchmark in the upper half nationally with a rent-to-income ratio around the high-20s, suggesting manageable affordability pressure and supporting lease retention for well-managed assets.
Schools in the neighborhood score below national averages on WDSuite metrics, which may temper appeal for some family renters; however, proximity to parks and childcare helps balance livability considerations for a portion of the resident base.
The asset s 2000 construction is newer than the neighborhood s average vintage (1982), offering relative competitiveness versus older stock. Investors should still plan for modernization of aging systems and selective unit/interior upgrades to strengthen positioning against renovated comparables.
Safety indicators show mixed signals. Relative to 449 Miami metro neighborhoods, rank-based metrics indicate elevated incident levels in parts of the area; at the same time, national comparisons place the broader neighborhood around or above the national median for safety. Recent trend data are also mixed: property-related incidents improved sharply year over year, while violent-offense measures worsened over the same period. Investors should underwrite prudent security, lighting, and operations practices and monitor trends at the neighborhood scale rather than the block level.
The location is supported by a diversified base of corporate offices that help sustain renter demand through commute convenience and steady employment, including Johnson & Johnson, Ryder System, World Fuel Services, Mosaic, and AutoNation.
- Johnson & Johnson 4 corporate offices (4.3 miles)
- Ryder System 4 corporate offices (10.2 miles) 4 HQ
- World Fuel Services 4 corporate offices (11.6 miles) 4 HQ
- Mosaic 4 corporate offices (12.1 miles)
- AutoNation 4 corporate offices (13.5 miles) 4 HQ
This 38-unit asset at 18900 NW 27th Ave benefits from strong neighborhood leasing conditions and a renter-heavy housing stock that supports depth of demand. According to CRE market data from WDSuite, neighborhood occupancy is high and rent levels sit above national medians, while the rent-to-income ratio around the high-20s suggests manageable affordability pressure and the potential for stable renewals under disciplined lease management.
Built in 2000, the property is newer than the area s average vintage, offering competitive positioning versus older inventory. Within a 3-mile radius, household growth and rising incomes expand the tenant base even as household sizes trend down, a mix that typically sustains occupancy and absorption for well-located workforce housing. Elevated ownership costs in the area further reinforce multifamily reliance, supporting long-run demand. Key risks to underwrite include variable safety metrics and below-average school ratings, which may require targeted marketing, operations, and capex to maintain resident retention.
- High neighborhood occupancy and durable renter concentration support income stability
- Newer 2000 vintage vs. area s older stock with value-add potential via selective upgrades
- Household growth and rising incomes within 3 miles expand the tenant base and support absorption
- Elevated ownership costs sustain reliance on rentals, aiding pricing power and retention
- Risks: safety variability and below-average schools may require enhanced operations and capex