| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 19th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 NW 54th St, Miami, FL, 33127, US |
| Region / Metro | Miami |
| Year of Construction | 2008 |
| Units | 98 |
| Transaction Date | 2005-04-15 |
| Transaction Price | $950,000 |
| Buyer | CORAL PLACE LP |
| Seller | TRI ARTS LLC |
1001 NW 54th St Miami Multifamily Opportunity
Renter-occupied housing is a defining feature in this neighborhood, supporting a deep tenant base and steady leasing potential, according to WDSuite’s CRE market data. Expect demand durability from a broad pool of renters, while keeping an eye on affordability sensitivity and occupancy trends at the neighborhood level.
Located in Miami’s Urban Core (neighborhood rating C+), the area ranks 309 out of 449 metro neighborhoods, signaling mixed fundamentals with meaningful renter demand. Amenity access is competitive among Miami-Miami Beach-Kendall neighborhoods (amenity rank 155 of 449), led by strong grocery and park density, while cafes and pharmacies are thinner nearby. These dynamics support daily convenience for residents without relying on destination retail.
The neighborhood’s housing stock is older on average (1962), while the subject property’s 2008 vintage is newer than typical in the area—an advantage for leasing competitiveness and near-term capital planning, though investors should still underwrite routine modernization as systems age. Neighborhood occupancy trends sit below the metro median, but the renter-occupied share is high, indicating a sizeable tenant base and consistent absorption potential for well-positioned assets.
Within a 3-mile radius, population has grown and households have increased, with forecasts calling for further household expansion alongside smaller average household sizes. This points to a larger renter pool and support for occupancy stability over time. Median contract rents in the 3-mile area have risen over recent years, reinforcing pricing power for functional product, while reminding operators to manage renewal strategies carefully as incomes mix upward.
Ownership costs in the neighborhood are elevated relative to incomes (value-to-income is among the highest nationally), which tends to sustain reliance on rental housing and can bolster lease retention for multifamily. At the same time, rent-to-income levels indicate affordability pressure for some households; prudent lease management and amenity-value alignment will be important for retention and collections. Average school ratings in the neighborhood trail national norms, which may influence family-oriented demand; however, proximity to employment and everyday amenities remains a draw for workforce renters.
Safety indicators are mixed when compared regionally and nationally. The neighborhood’s overall crime rank is around the middle of the Miami-Miami Beach-Kendall metro (206 out of 449), while national percentiles place it below the U.S. median for safety. For investors, this suggests the need for standard security measures and attentive property management to support resident comfort and leasing.
Recent trend data is a constructive signal: both violent and property offense rates have declined materially over the last year, placing those improvements in the upper tier of national trend performance. While the area is not among the safest nationally today, the downward trajectory indicates momentum that can complement on-site safety investments and community engagement.
Proximity to a diversified employment base supports renter demand and commute convenience, led by pharmaceuticals, chemicals, energy services, homebuilding, and logistics—specifically Johnson & Johnson, Mosaic, World Fuel Services, Lennar, and Ryder System.
- Mosaic — chemicals (5.7 miles)
- Johnson & Johnson — pharmaceuticals (7.6 miles)
- World Fuel Services — energy services (8.9 miles) — HQ
- Lennar — homebuilding (10.4 miles) — HQ
- Ryder System — logistics (11.2 miles) — HQ
1001 NW 54th St offers exposure to Miami’s Urban Core with a renter-heavy neighborhood that underpins multifamily demand. The 2008 vintage positions the asset newer than much of the surrounding housing stock, supporting competitive leasing versus older properties and moderating near-term capex, while still warranting targeted modernization as systems age. According to CRE market data from WDSuite, renter concentration is among the highest in the metro, which, paired with 3-mile household growth and forecasts for further expansion, indicates a broader tenant base and support for occupancy stability.
Investors should balance these positives with measured risk management. Neighborhood occupancy trends trail the metro median and safety ranks sit below national norms, suggesting the need for active operations and resident engagement. Elevated ownership costs reinforce rental reliance—which can aid retention—yet high rent-to-income levels for some households call for disciplined leasing, renewal strategies, and amenity-value calibration.
- 2008 vintage is newer than area norms, improving competitive positioning and limiting near-term capex versus older stock
- Renter-heavy neighborhood with expanding 3-mile household base supports demand and occupancy stability
- Everyday amenities (strong grocery/parks) enhance livability and retention despite thinner cafe/pharmacy options
- High ownership costs sustain reliance on rentals, aiding lease retention and pricing power for functional product
- Risks: neighborhood occupancy below metro median, safety below national norms, and affordability pressure requiring careful lease management