| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6730 Bull Run Rd, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6730 Bull Run Rd Miami Lakes Multifamily Investment
Neighborhood fundamentals point to deep renter demand and steady occupancy at the area level, according to WDSuite’s CRE market data, supporting a defensible thesis for a 1980s-vintage, small-scale multifamily hold in Miami Lakes.
The property sits in an Inner Suburb location within the Miami–Miami Beach–Kendall metro where the neighborhood ranks 7 out of 449, placing it firmly in the top quartile among metro neighborhoods. Amenity access is a strength: cafes, restaurants, pharmacies, and parks benchmark in the upper national percentiles, helping with renter appeal and day-to-day convenience.
At the neighborhood level, occupancy is 93.3% and the share of renter-occupied housing is high at 77.3%. For investors, that renter concentration signals a deep tenant base and supports leasing velocity and renewal potential; it also underscores the importance of active lease management to maintain occupancy stability through cycles.
Rents benchmark above many U.S. neighborhoods (nationally high percentile for median contract rent), while rent-to-income ratios track on the lower side nationally. That combination suggests comparatively less affordability pressure locally, which can aid retention and measured pricing power rather than aggressive, volatility-prone rent moves.
Construction in the immediate area skews slightly newer on average than this asset. With a 1983 vintage versus a local average around the late 1980s, investors should plan for targeted capital improvements and potential value-add upgrades to remain competitive against newer stock while leveraging the area’s amenity depth and commuter access. Within a 3-mile radius, households have grown in recent years and are projected to expand further even as population edges down, indicating smaller household sizes and a broader renter pool that can support occupancy over time based on CRE market data from WDSuite.
Safety trends are mixed when viewed against both metro and national backdrops. Relative to 449 Miami-area neighborhoods, this location ranks in the lower tier for crime, and its national crime percentile sits below the median. That indicates a need for prudent on-site security policies and resident screening as part of standard operations.
Recent momentum shows improvement: estimated property offenses declined year over year, placing that decrease above many neighborhoods nationally. While levels remain elevated versus national benchmarks, an improving trend can help support resident retention and leasing stability when combined with property-level risk management.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, led by Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (0.9 miles)
- Ryder System — corporate offices (5.5 miles) — HQ
- World Fuel Services — corporate offices (7.4 miles) — HQ
- Lennar — corporate offices (9.9 miles) — HQ
- Mosaic — corporate offices (13.5 miles)
This 24‑unit, 1983-vintage asset benefits from a Miami Lakes neighborhood that rates near the top of the metro and shows strong amenity access, a high share of renter-occupied housing units, and neighborhood occupancy in the low 90s. According to CRE market data from WDSuite, local rents sit high in national context while rent-to-income ratios remain comparatively low, a mix that supports retention and measured rent growth strategies rather than elasticity-driven swings.
Households within a 3-mile radius have increased and are projected to expand further by 2028 even as population trends slightly down, pointing to smaller average household sizes and a broader renter pool over time. Given its older vintage relative to nearby stock, a targeted value-add plan and routine systems upkeep can enhance competitiveness against newer deliveries while leveraging proximity to multiple corporate employers.
- High renter-occupied share in the neighborhood supports tenant base depth and renewal stability.
- Nationally high rent benchmarks paired with lower rent-to-income ratios aid retention and pricing discipline.
- Amenity-rich Inner Suburb location with diversified nearby employers underpins demand.
- 1983 vintage offers value-add potential via selective renovations and modernization.
- Risk: Crime ranks weaker versus metro and national benchmarks; plan for property-level safety measures and tenant screening.