| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 24th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1090 NW 27th Ave, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 2001 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $138,800 |
| Buyer | VIERA ARSENIO |
| Seller | FIRST X REALTY L P |
1090 NW 27th Ave Miami Multifamily Investment
Neighborhood occupancy is holding near the low-to-mid 90s, supporting stable leasing conditions, according to WDSuite’s CRE market data. For investors, the area’s renter demand and proximity to employment corridors point to steady absorption rather than outsized volatility.
Located in Miami’s Inner Suburb, the property sits in a neighborhood rated B and ranked 193 out of 449 metro neighborhoods, indicating performance above the metro median. Local amenities are a relative strength: restaurants and cafes are in the top quartile nationally, and pharmacies score near the top end, while park access is limited. For multifamily, this mix tends to support day-to-day convenience for renters even if green space is scarce.
The average building vintage in the neighborhood is 1965, whereas this asset was built in 2001. Newer stock typically competes well versus older buildings and may defer some near-term capital expenditures; investors should still plan for targeted system updates or modernization to sustain positioning.
Within a 3-mile radius, roughly 71% of housing units are renter-occupied, pointing to a deep tenant base and consistent leasing velocity. Household counts have grown in recent years and are projected to increase further even as average household size trends smaller, which can expand the renter pool and support occupancy stability.
Home values in the neighborhood sit in a higher national percentile, and the value-to-income ratio ranks in the 93rd percentile nationwide. In practice, this is a high-cost ownership market that tends to reinforce reliance on rental housing, supporting pricing power and lease retention for well-managed properties. Neighborhood rent levels have risen over the last five years, which suggests ongoing affordability pressure; operators should calibrate renewals and concessions to balance retention with revenue growth.
Schools in the area score below national norms on average, which may moderate demand from family renters seeking top-rated districts, but strong amenity access and employment connectivity offset some of that effect for adult and workforce renters. Overall occupancy for the neighborhood is above the national median, a constructive data point for multifamily operators.
Relative to other U.S. neighborhoods, this area trends below the national median for safety, while ranking mid-pack within the Miami metro. The neighborhood’s crime rank is 299 out of 449 metro neighborhoods, placing it below the metro median. Nationally, its crime percentile indicates more incidents than safer peer areas, though recent data shows a notable year-over-year decline in property offenses, which is a constructive trend, alongside a smaller uptick in violent incidents.
Investors should view safety as mixed but improving on property-related offenses: property crime estimates have moved downward over the past year, while violent crime trends require continued monitoring. As with any infill location, outcomes can vary block to block; underwriting should incorporate security measures and tenant screening consistent with urban Miami assets.
Nearby corporate offices provide a broad employment base that underpins renter demand and commuting convenience, particularly from World Fuel Services, Mosaic, Lennar, Johnson & Johnson, and Ryder System.
- World Fuel Services — corporate offices (7.4 miles) — HQ
- Mosaic — corporate offices (7.6 miles)
- Lennar — corporate offices (8.1 miles) — HQ
- Johnson & Johnson — corporate offices (9.1 miles)
- Ryder System — corporate offices (10.8 miles) — HQ
1090 NW 27th Ave offers 26 units built in 2001 with compact average floor plans, positioning the asset competitively against older neighborhood stock. The immediate area shows above-median occupancy for the metro and a deep renter base within 3 miles, while elevated ownership costs locally tend to sustain reliance on rental housing. Based on CRE market data from WDSuite, neighborhood rent levels and occupancy trends support a thesis of steady demand rather than outsized volatility.
Forward-looking demographics within a 3-mile radius point to increasing household counts and smaller household sizes, which can expand the renter pool and support leasing stability. Investors may see value in selective upgrades to kitchens, baths, or building systems to differentiate versus older properties nearby, while calibrating pricing to manage affordability pressure and maintain renewal rates.
- 2001 vintage competes well versus older neighborhood stock; plan targeted modernization to sustain positioning.
- Above-median neighborhood occupancy and a renter-heavy 3-mile radius support demand depth and leasing stability.
- High-cost ownership context reinforces rental reliance, aiding pricing power for well-managed assets.
- Proximity to multiple corporate offices supports workforce renter demand and retention.
- Risks: below-national safety percentile, limited park access, and affordability pressure require prudent operations.