| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 26th | Poor |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12555 NW 27th Ave, Miami, FL, 33167, US |
| Region / Metro | Miami |
| Year of Construction | 2012 |
| Units | 20 |
| Transaction Date | 2004-04-05 |
| Transaction Price | $11,250,000 |
| Buyer | OLCDC WESTVIEW TERRACE II LLC |
| Seller | WESTVIEW TERRACE APARTMENTS LLC |
12555 NW 27th Ave Miami 20-Unit Multifamily
Neighborhood occupancy is solid and renter demand is supported by local fundamentals, according to WDSuite’s CRE market data. Investors can underwrite steady leasing in an Inner Suburb location with a measured amenity mix and improving crime trends.
Situated in Miami’s Inner Suburb fabric of Miami-Dade County, the property benefits from a renter-occupied share in the neighborhood of roughly 43%, indicating meaningful tenant depth for small multifamily. Neighborhood occupancy is 95.5% and ranks 212 of 449 metro neighborhoods — above the metro median — which supports expectations for leasing stability.
The 2012 vintage is newer than the neighborhood’s average construction year (1983). For investors, this positions the asset competitively versus older local stock, while still planning for mid-life building systems and selective upgrades to sustain positioning.
Local living conveniences are mixed: grocery and restaurant density performs well relative to peers (grocery supply ranks competitively among Miami-Miami Beach-Kendall neighborhoods and in a high national percentile), while parks, pharmacies, cafes, and childcare are thinner in the immediate area. This translates into everyday essentials nearby, with fewer discretionary amenities within close range.
Home values in the neighborhood sit in a high national percentile when measured against incomes, reinforcing renter reliance on multifamily housing and aiding pricing power and retention. At the same time, the rent-to-income ratio around 30% suggests watchpoints for affordability pressure and lease management as rents rise.
Within a 3-mile radius, recent trends show a modest population contraction alongside growth in households and families; forward projections point to increases in both population and household counts by the mid-term, supporting a larger tenant base. These dynamics, coupled with above-median neighborhood occupancy, underpin demand resilience for small and mid-size rental properties based on commercial real estate analysis from WDSuite.
Safety indicators are mixed. The neighborhood’s crime rank sits in the lower half of the metro (194 out of 449 neighborhoods), indicating relatively higher crime than the metro median. Nationally, overall crime safety is below average (44th percentile), with violent and property offense safety percentiles also on the lower side.
Recent directionality is constructive: estimated property offenses declined by roughly a third year over year and violent offenses trended down by about one-fifth. These shifts suggest improving conditions, though underwriting should still assume added emphasis on security, lighting, and operating practices consistent with urban-adjacent Miami submarkets.
Nearby employers span healthcare, energy, logistics, and homebuilding, supporting a diverse commuter base and day-time employment that can help tenant retention and leasing consistency. Notable names include Johnson & Johnson, World Fuel Services, Ryder System, Mosaic, and Lennar.
- Johnson & Johnson — healthcare & life sciences offices (3.6 miles)
- World Fuel Services — energy & logistics (8.8 miles) — HQ
- Ryder System — transportation & supply chain (8.9 miles) — HQ
- Mosaic — corporate offices (9.2 miles)
- Lennar — homebuilding (11.1 miles) — HQ
This 20-unit asset offers a newer-vintage profile in an Inner Suburb Miami location where neighborhood occupancy is above the metro median and the renter-occupied share approaches mid-40s, implying a durable tenant pool. The 2012 construction is competitively positioned versus the area’s older stock, with capital planning focused on mid-life systems and selective modernization to maintain rentability. According to CRE market data from WDSuite, local ownership costs trend elevated relative to incomes, which helps sustain reliance on rental housing even as rent-to-income near 30% warrants careful lease management.
Within a 3-mile radius, household and family counts have been expanding and are projected to grow further, increasing the pool of potential renters even as population mix shifts. Grocery and restaurant access is solid, though some amenities are light, and safety metrics, while improving, remain a consideration — all of which should be reflected in underwriting assumptions and asset operations.
- Above-median neighborhood occupancy supports leasing stability
- 2012 vintage offers competitive positioning vs. older local stock with manageable mid-life capex
- Elevated ownership costs bolster renter reliance and pricing power
- 3-mile household growth expands the tenant base and supports absorption
- Risks: amenity gaps and below-average safety nationally; operate with prudent security and leasing assumptions