| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6910 Main St, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 1997 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6910 Main St Miami Lakes Multifamily Near Employers
Neighborhood occupancy has held firm and renter demand is deep, according to WDSuite’s CRE market data, supporting steady income potential for a 48-unit asset with efficient floor plans. With amenity density and strong employment access, Miami Lakes offers durable leasing fundamentals for multifamily investors.
Miami Lakes is an Inner Suburb with strong day-to-day convenience. The neighborhood ranks 17th out of 449 metro neighborhoods for overall amenities and sits in the top quartile nationally, with abundant restaurants, cafes, pharmacies, groceries, and parks. That density helps support renter retention and reduces reliance on long commutes for essentials.
Renter-occupied housing comprises a large share of neighborhood units (occupancy_rental_share), placing the area among the most rental-oriented parts of the metro (ranked 24th of 449). For investors, a high renter concentration signals a deeper tenant base and sustained demand for professionally managed multifamily.
Neighborhood occupancy is 93.3% (above the national median based on WDSuite’s commercial real estate analysis), and median rents sit in a higher national percentile, indicating pricing supported by incomes. The rent-to-income ratio trends around one-quarter, which typically supports lease retention and reduces near-term affordability pressure.
The property’s 1997 construction is newer than the neighborhood’s average vintage of 1989, enhancing competitive positioning versus older stock while leaving room for targeted modernization as systems age. Elevated home values relative to incomes in the neighborhood and metro context tend to reinforce reliance on rental housing, supporting depth of demand over the cycle.
Within a 3-mile radius, household counts have increased while average household size has edged lower, and incomes have grown meaningfully. That combination points to a larger tenant base and more renters entering the market, which supports occupancy stability and measured rent growth for well-run assets.
Safety metrics for the neighborhood trail many parts of the Miami-Miami Beach-Kendall metro, with crime ranks in the lower national percentiles. Within the metro’s 449 neighborhoods, this area sits below the median for safety, so investors should underwrite with prudent security and operational plans.
That said, recent data show property offenses declining year over year, indicating an improving trend. Framing risk in comparative terms rather than block-level assumptions is prudent: relative safety remains below both metro and national averages, but recent directional improvement can support leasing if combined with on-site measures and resident engagement.
Proximity to major employers supports workforce housing demand and commute convenience, including nearby healthcare, logistics, energy services, homebuilding, and chemicals offices that broaden the tenant base.
- Johnson & Johnson — healthcare/consumer products offices (1.2 miles)
- Ryder System — transportation & logistics (5.4 miles) — HQ
- World Fuel Services — energy services (7.5 miles) — HQ
- Lennar — homebuilding (10.0 miles) — HQ
- Mosaic — chemicals (13.8 miles)
6910 Main St is a 48-unit, compact-unit asset positioned in a rental-heavy Miami Lakes neighborhood with strong amenity access and consistent occupancy. The 1997 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while still presenting targeted value-add opportunities as building systems mature. According to CRE market data from WDSuite, neighborhood occupancy is 93.3% and renter concentration is among the highest in the metro, supporting a durable tenant base.
Investor takeaways center on demand depth, pricing support from incomes, and proximity to diverse employers. Elevated ownership costs in the area tend to sustain multifamily reliance, while 3-mile household growth and smaller household sizes point to continued renter pool expansion. Key risks include safety metrics that trail metro averages and the need to manage affordability and renewals as rents remain in higher national percentiles.
- Renter-heavy neighborhood with stable occupancy supporting income durability
- 1997 vintage offers competitive positioning with selective modernization upside
- Strong amenity access and proximity to major employers reinforce leasing
- Risks: below-median safety metrics; manage affordability and retention as rents remain elevated