| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15705 Miami Lakeway N, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 1981 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15705 Miami Lakeway N, Miami Lakes Value-Add Multifamily
Renter demand is supported by a high neighborhood renter concentration and strong amenity access, according to WDSuite’s CRE market data. Stable neighborhood occupancy points to steady cash flow potential with room to enhance operations through targeted upgrades.
Located in Miami Lakes’ inner-suburb fabric, the property sits in a neighborhood rated A+ and ranked among the highest-performing of 449 metro neighborhoods. Amenity access is a clear strength: cafes, restaurants, pharmacies, and parks all score in the top quartile nationally, with cafes and restaurants particularly dense — a draw for residents seeking walkable daily conveniences.
For investors, the tenant base appears deep. The neighborhood s renter-occupied share is 77.3%, indicating a high renter concentration that can support leasing velocity and renewal rates. Neighborhood occupancy is 93.3% — a level that typically underpins income stability when managed well (figures reflect neighborhood conditions, not this specific property).
Within a 3-mile radius, demographics show population growth alongside faster household formation and rising incomes, expanding the potential renter pool. Households increased over the past five years while median household income rose materially, and median contract rents also advanced — dynamics that can support rent levels while requiring attentive lease management to balance affordability and retention.
Ownership costs in the area trend on the higher side relative to incomes (value-to-income measures are elevated), which often sustains reliance on multifamily rentals and helps preserve pricing power. At the same time, rent-to-income levels near the neighborhood indicate manageable affordability pressure, suggesting room for consistent renewals when paired with tenant-focused operations.
Safety metrics are mixed and should be monitored. The neighborhood s crime rank is 391 out of 449 metro neighborhoods, indicating safety levels below the metro average, and national safety percentiles sit on the lower end. However, property offense rates have declined recently, with a notable year-over-year reduction, signaling potential improvement in trend. Always evaluate current, property-level security measures and recent local data alongside these neighborhood indicators.
Proximity to a diverse employment base supports renter demand and commute convenience, led by healthcare, logistics, energy services, and homebuilding employers such as Johnson & Johnson, Ryder System, World Fuel Services, and Lennar.
- Johnson & Johnson — healthcare & consumer health offices (1.2 miles)
- Ryder System — transportation & logistics (5.7 miles) — HQ
- World Fuel Services — energy services (7.8 miles) — HQ
- Lennar — homebuilding (10.4 miles) — HQ
- Mosaic — chemicals & materials (13.8 miles)
This 24-unit asset, built in 1981, is older than the neighborhood s average vintage, pointing to clear value-add and capital planning opportunities. According to CRE market data from WDSuite, the surrounding neighborhood posts approximately 93.3% occupancy and a high renter concentration, reinforcing depth of demand. Strong amenity density and an employment base spanning healthcare, logistics, energy services, and homebuilding further support day-to-day livability and leasing stability.
Forward-looking fundamentals are constructive: within a 3-mile radius, households and incomes have risen and are projected to continue expanding, suggesting a larger tenant base over time. Elevated ownership costs relative to income tend to sustain reliance on rentals, while rent-to-income levels near the neighborhood imply manageable affordability pressure — a combination that can support retention when operators focus on service quality and expense control.
- 1981 vintage creates value-add potential through targeted renovations and system upgrades
- High neighborhood renter concentration and ~93% occupancy support income stability
- Dense amenities and proximity to major employers bolster leasing and retention
- Household and income growth within 3 miles expands the tenant base
- Risk: Safety indicators trail metro averages; continued monitoring and on-site measures are prudent