| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 56th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7335 Fairway Dr, Miami Lakes, FL, 33014, US |
| Region / Metro | Miami Lakes |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7335 Fairway Dr, Miami Lakes Multifamily Investment
Stabilized renter demand and high neighborhood occupancy suggest durable leasing fundamentals, according to WDSuite’s CRE market data. The Inner Suburb location supports steady absorption from nearby employment corridors and a deep tenant base.
Miami Lakes’ Inner Suburb setting offers daily convenience and broad renter appeal. Neighborhood occupancy is strong, and the area’s renter-occupied share is elevated, indicating a deeper tenant pool for multifamily assets and supporting lease stability at this address. The property’s 1972 vintage is slightly older than the neighborhood average (1975), which points to potential value-add through targeted renovations and system upgrades to stay competitive against newer stock.
Amenity access is a relative strength: neighborhood cafe density ranks among the top quartile nationally, with restaurants and pharmacies also testing high percentiles. Grocery access trends above national norms as well. Park space is limited within the neighborhood, so investors typically position on-site features or proximate recreation alternatives accordingly.
Within a 3-mile radius, households have grown over the past five years and are projected to continue increasing, even as average household size trends lower. This pattern generally expands the renter pool and supports occupancy stability for well-managed multifamily properties. Median incomes in the neighborhood test above national norms, and rent-to-income levels indicate manageable affordability pressure, which can aid retention and reduce turnover risk.
Relative to the Miami-Miami Beach-Kendall metro, the neighborhood ranks 94 out of 449 overall (above metro median) with an A- rating, signaling competitive fundamentals compared with many peer neighborhoods. Home values sit in higher national percentiles, reflecting a high-cost ownership environment that tends to sustain reliance on rental housing and supports pricing power for well-positioned assets, based on CRE market data from WDSuite.
Safety metrics are mixed compared with the metro and national landscape. The neighborhood ranks 276 out of 449 for crime, which is below the metro median, while national percentiles indicate safety that trails midrange U.S. benchmarks. Recent trends show property offenses declining year over year, while violent offenses rose over the same period, according to WDSuite’s data. Investors typically account for this with pragmatic security measures and resident engagement to support retention.
Proximity to corporate offices underpins workforce housing demand and commute convenience in this submarket. Notable nearby employers include Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic, supporting a diversified white-collar employment base that can bolster leasing stability.
- Johnson & Johnson — corporate offices (1.5 miles)
- Ryder System — corporate offices (5.2 miles) — HQ
- World Fuel Services — corporate offices (7.4 miles) — HQ
- Lennar — corporate offices (10.0 miles) — HQ
- Mosaic — corporate offices (14.1 miles)
7335 Fairway Dr offers investors exposure to a competitive Miami Lakes neighborhood where occupancy is strong and renter concentration supports demand depth. The submarket’s higher ownership costs relative to income reinforce reliance on multifamily housing, while rent-to-income levels indicate manageable affordability pressure that can aid retention and stabilize cash flows. According to CRE market data from WDSuite, amenity access and proximity to major employers further support consistent leasing.
Built in 1972, the asset may benefit from selective renovations and capital planning to enhance unit finishes and building systems, positioning it competitively against newer stock and capturing value-add upside. Local safety metrics trend mixed, which calls for prudent on-site operations and security practices as part of the business plan.
- Strong neighborhood occupancy and elevated renter-occupied share support leasing stability
- High-cost ownership market sustains renter demand and pricing power for well-positioned assets
- Amenity-rich location near major employers reinforces absorption and retention
- 1972 vintage presents value-add potential through targeted renovations and systems upgrades
- Risk: mixed safety trends and older systems require proactive operations and capital planning