| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6500 Main St, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6500 Main St, Miami Lakes FL Multifamily Investment
Renter demand is supported by a high share of renter-occupied housing and steady neighborhood occupancy, according to WDSuite’s CRE market data. This positioning favors stable leasing dynamics for a 24-unit asset in an inner-suburban Miami Lakes location.
Miami Lakes sits within the Miami-Miami Beach-Kendall, FL metro and rates in the top quartile among 449 metro neighborhoods, per WDSuite. The area’s amenity access is a clear strength: cafes and restaurants rank in the high national percentiles, with groceries, pharmacies, and parks also above national averages. For investors, this mix typically supports retention and day-to-day convenience that renters value.
The neighborhood’s renter-occupied share is elevated, indicating a deep tenant base for multifamily. Neighborhood occupancy has remained stable in recent years, suggesting demand that can support consistent cash flow across cycles. Median contract rents are above the national median (upper national percentiles), a signal of pricing power balanced by a rent-to-income profile that remains manageable for many households.
Vintage matters: the property’s 2000 construction is newer than the neighborhood’s average (late 1980s), which can enhance competitive positioning versus older stock while still warranting attention to mid-life systems and strategic upgrades.
Demographics within a 3-mile radius point to a larger household base even as overall population trends hold roughly flat. Households have increased and are projected to expand further alongside smaller average household sizes, which can translate to more households seeking rental options and support occupancy stability. Incomes have trended upward locally, reinforcing the tenant base for quality rental housing.
Ownership costs are relatively elevated for the area, with home values above national medians; this context often sustains reliance on rental housing and supports lease retention for well-located multifamily.
Safety indicators benchmark below national medians, based on WDSuite’s neighborhood data. Property offenses sit in lower national percentiles, while violent offense levels also trend below the national middle. These figures suggest investors should underwrite with appropriate security, lighting, and property management measures.
Recent movement is mixed: estimated property offense rates improved year over year, while violent offense metrics moved higher. Performance can vary by block and over time, so comparing trends against the broader Miami-Miami Beach-Kendall metro and conducting site-level diligence remain prudent steps.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (0.85 miles)
- Ryder System — corporate offices (5.78 miles) — HQ
- World Fuel Services — corporate offices (7.64 miles) — HQ
- Lennar — corporate offices (10.20 miles) — HQ
- Mosaic — corporate offices (13.42 miles)
6500 Main St benefits from an inner-suburban Miami Lakes location with strong amenity access and an above-average renter concentration at the neighborhood level. The property’s 2000 construction is newer than the local average, offering competitive positioning versus older inventory and potential to drive returns through selective modernization and operational execution. Neighborhood occupancy has been steady, and households within a 3-mile radius are expanding even as population holds relatively flat, pointing to a broader tenant base and support for leasing stability.
According to CRE market data from WDSuite, neighborhood rents and home values are above national medians, indicating a high-cost ownership environment that can sustain multifamily demand, while rent-to-income dynamics remain workable for many residents. Key underwriting considerations include below-median national safety benchmarks and mixed near-term crime trends, warranting property-level diligence and active management.
- Inner-suburban location with high amenity access supporting tenant retention
- 2000 vintage offers competitive positioning versus older neighborhood stock
- Elevated renter concentration and steady neighborhood occupancy support demand
- Household growth within 3 miles expands the tenant base despite flat population
- Risk: safety metrics below national medians and mixed recent trends require active management