| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 25th | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1100 NW 155th Ln, Miami, FL, 33169, US |
| Region / Metro | Miami |
| Year of Construction | 1998 |
| Units | 24 |
| Transaction Date | 2021-12-21 |
| Transaction Price | $20,233,700 |
| Buyer | 1200 NW 155TH LANE FL OWNER LLC |
| Seller | GOLDEN ASSOCIATES LTD |
1100 NW 155th Ln Miami 24-Unit Multifamily Investment
Renter-occupied housing is a defining feature of the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite's CRE market data. Elevated ownership costs in Miami-Dade further sustain rental demand relative to entry-level homebuying.
This Inner Suburb location in Miami-Dade offers daily-life convenience with strong grocery access and a solid restaurant mix, while cafe and park options are limited. The neighborhood's amenity profile sits below the metro median overall (ranked 272 among 449 metro neighborhoods), but essential retail and services are present and support day-to-day livability for residents.
The area's housing stock skews older than the asset's 1998 construction year (local average vintage is 1972). Being newer than much of the competitive set helps the property's positioning versus aging inventory, while investors should still underwrite normal system refresh and modernization over a long hold.
Neighborhood occupancy trends are near the national midpoint, while the share of renter-occupied units is among the highest across U.S. neighborhoods (top decile nationally). For investors, that renter concentration points to a durable pool of prospective tenants and supports ongoing demand for multifamily units. At the same time, rent-to-income levels in the neighborhood are high, which suggests affordability pressure and the need for attentive lease management and renewal strategies.
Within a 3-mile radius, demographics show a recent dip in population but growth in households and families, alongside rising incomes and forecasts that point to renewed population growth and smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability; paired with upward rent trends, it aligns with multifamily property research signaling continued demand, based on CRE market data from WDSuite.
Safety indicators for the neighborhood trail metro and national averages overall (crime ranks in the lower tier among 449 metro neighborhoods, and national safety percentiles are below the midpoint). Investors should view this as a leasing and retention consideration when positioning the asset and amenities.
Recent trends show property-related incidents decreasing year over year, while violent incident measures remain weaker than most neighborhoods nationally. Framing this comparatively—rather than at the block level—offers a realistic risk lens and supports prudent operating assumptions.
The location benefits from proximity to a diversified base of corporate offices across healthcare products, logistics, energy, and homebuilding—an employment mix that supports workforce housing demand and lease retention. Employers listed below reflect nearby drivers of renter demand.
- Johnson & Johnson - healthcare products (5.0 miles)
- Mosaic - fertilizers (9.5 miles)
- Ryder System - logistics (10.9 miles) - HQ
- World Fuel Services - energy (11.2 miles) - HQ
- Lennar - homebuilding (13.5 miles) - HQ
Built in 1998 with 24 units, the property is newer than much of the neighborhood's inventory, providing relative competitiveness versus older stock while leaving room for targeted system updates and modernization. Neighborhood occupancy is around the national midpoint, but renter-occupied housing is unusually prevalent, indicating a broad tenant base and steady leasing potential. Elevated ownership costs in the metro reinforce reliance on multifamily housing and can support pricing power when managed alongside rent-to-income considerations.
Within a 3-mile radius, households and families have expanded even as population recently edged lower, and forecasts point to renewed population growth with smaller average household sizes—dynamics that typically expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, neighborhood rents have trended upward and are expected to continue, aligning with long-term demand drivers tied to employment accessibility and everyday retail services.
- Newer 1998 vintage versus older neighborhood stock supports competitive positioning with manageable value-add potential
- High renter-occupied share indicates depth of tenant demand and supports occupancy stability
- Household growth and income gains within 3 miles expand the renter pool over the medium term
- Employment accessibility to nearby corporate offices underpins workforce housing demand
- Risks: elevated rent-to-income ratios and below-average neighborhood safety warrant conservative underwriting and retention planning