| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6431 Cow Pen Rd, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 1974 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6431 Cow Pen Rd, Miami Lakes Multifamily Asset
Positioned in an A+ rated inner-suburb of Miami-Dade, the neighborhood shows stable occupancy in the low 90s and deep renter demand, according to WDSuite’s CRE market data. For investors, the draw is durable renter concentration alongside strong amenity access that supports lease retention.
The property sits in Miami Lakes, an Inner Suburb that ranks 7th out of 449 neighborhoods in the Miami-Miami Beach-Kendall metro (A+), signaling competitive positioning among metro neighborhoods. Amenity access is a clear strength, with cafes, restaurants, childcare, pharmacies, parks, and groceries placing in the upper national percentiles — translating to daily convenience that typically supports tenant satisfaction and retention.
Multifamily fundamentals are supported by neighborhood occupancy near the low-90% range and a high share of renter-occupied units (renter concentration around the upper range locally). This depth of the tenant base can aid leasing velocity and reduce downtime between turns. Median contract rents in the area have risen over the past five years, and the neighborhood’s rent-to-income dynamics point to manageable affordability pressure that still allows for disciplined pricing power and prudent lease management.
Within a 3-mile radius, WDSuite data shows households have increased in recent years, with projections indicating further household growth and slightly smaller average household sizes ahead — trends that expand the local renter pool and can support occupancy stability. Incomes have also advanced, creating a broader base for market-rate demand while reinforcing prospects for quality tenancy.
For investors, elevated home values in the surrounding area suggest a high-cost ownership market that tends to sustain reliance on rental housing. Coupled with above-median scores for housing and demographics at the neighborhood level, the location fundamentals align with steady renter demand and potential for continued rent performance relative to the metro.
Neighborhood safety indicators compare below national percentiles, placing this area behind many U.S. neighborhoods. Relative to the Miami-Miami Beach-Kendall metro, the neighborhood’s crime rank positions it below the metro average as well (ranked 391 out of 449). Investors should note, however, that recent WDSuite data indicates property offenses have declined year over year, a constructive near-term trend to monitor alongside any volatility in violent offense metrics.
The immediate area draws from a diverse set of corporate offices that underpin steady commuter demand — notably healthcare products, logistics, energy, homebuilding, and chemicals — supporting workforce housing dynamics and retention for nearby multifamily.
- Johnson & Johnson — healthcare products (1.0 miles)
- Ryder System — logistics (5.9 miles) — HQ
- World Fuel Services — energy (7.8 miles) — HQ
- Lennar — homebuilding (10.4 miles) — HQ
- Mosaic — chemicals (13.5 miles)
This 36-unit asset, built in 1974, is older than the neighborhood’s average vintage and may benefit from targeted capital improvements or renovations — a potential value-add angle in a submarket with stable occupancy and strong amenity access. Based on CRE market data from WDSuite, the neighborhood shows a high share of renter-occupied housing and steady rent trends, reinforcing demand depth and supporting leasing stability.
Within a 3-mile radius, household counts have risen with projections calling for further growth and slightly smaller household sizes, which expands the tenant base over time. Rising incomes and a high-cost ownership landscape bolster rental reliance, while the property’s positioning in a top-rated Miami-Dade neighborhood provides durable location fundamentals. Key risks include below-national safety percentiles and ongoing capex needs associated with a 1970s vintage asset.
- A+ inner-suburb location with competitive standing among 449 metro neighborhoods
- Deep renter concentration and steady rents support occupancy stability and pricing discipline
- 1974 vintage offers value-add potential via selective renovations and modernization
- 3-mile radius outlook shows household growth and income gains expanding the renter base
- Risks: below-national safety percentiles and capital planning needs for older systems