| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 61st | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15270 SW 104th St, Miami, FL, 33196, US |
| Region / Metro | Miami |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | 1993-06-30 |
| Transaction Price | $16,600,000 |
| Buyer | BRETON HAMMOCKS LTD PTNR |
| Seller | HAMMOCKS PLACE ASSOC LTD |
15270 SW 104th St Miami Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and occupancy stability, according to WDSuite’s CRE market data, with this Miami address positioned in a high-amenity pocket that supports day-to-day livability and leasing.
The property sits within an A-rated neighborhood that ranks among the top quartile of 449 metro neighborhoods, indicating strong comparative performance across livability and housing measures. High-frequency amenities are a local strength: grocery access, restaurants, parks, and pharmacies all track in the upper national percentiles, underscoring convenience that typically supports leasing velocity and retention.
Rents in the neighborhood benchmark in the upper tier nationally, while home values align with a high-cost ownership market. For investors, elevated ownership costs often reinforce reliance on multifamily housing, supporting depth of the tenant base. At the same time, rent-to-income levels are on the higher side for the area, suggesting affordability pressure that warrants attentive lease management and renewal strategies.
The renter-occupied share is comparatively high versus U.S. neighborhoods (above the 80th percentile nationally), which signals a broad pool of prospective tenants and supports occupancy stability. Occupancy at the neighborhood level trends in the top decile nationally, a positive indicator for cash flow consistency relative to many markets, based on WDSuite’s commercial real estate analysis.
Demographic statistics are aggregated within a 3-mile radius: recent years show modest population softening but a meaningful increase in household counts, with forecasts calling for continued household growth alongside smaller average household size. That mix typically expands the renter pool and can favor absorption of a range of unit types, particularly if product is aligned to singles, couples, and downsizing households.
Safety metrics place the neighborhood around the metro median among 449 Miami-area neighborhoods and below the national median for safety. Recent trend data from WDSuite indicate year-over-year declines in both property and violent offense rates, which is a constructive directional signal, though investors should continue to underwrite to local conditions rather than block-level assumptions.
In practice, the takeaway is comparative, not absolute: safety scores are competitive within parts of the metro but remain weaker than many U.S. neighborhoods. The improving trajectory helps, yet prudent contingency planning (lighting, access control, and partnership with local property services) remains advisable for asset operations.
Nearby corporate offices provide a diversified employment base that supports renter demand and commuting convenience, notably in homebuilding, energy logistics, and transportation services reflected in the list below.
- Lennar — homebuilding HQ (8.7 miles) — HQ
- World Fuel Services — energy logistics HQ (11.2 miles) — HQ
- Ryder System — transportation & logistics HQ (14.2 miles) — HQ
- Johnson & Johnson — healthcare products office (18.5 miles)
- Mosaic — chemicals & materials office (22.2 miles)
This Miami asset benefits from a high-performing neighborhood profile with strong amenity access, elevated renter concentration, and occupancy metrics that rank near the top of U.S. neighborhoods. According to CRE market data from WDSuite, the area’s high-cost ownership landscape tends to sustain multifamily demand, while household growth within a 3-mile radius and smaller projected household sizes point to a broader renter pool and steady absorption potential.
Built in 1986, the property may present value-add potential through targeted renovations and systems upgrades to stay competitive against newer stock. Investors should balance the upside from robust location fundamentals with thoughtful lease management given higher rent-to-income ratios and a safety profile that is improving but still trails national medians.
- Top-quartile neighborhood within the metro with strong amenity access supporting leasing and retention
- Elevated renter concentration and high neighborhood occupancy underpin demand stability
- 1986 vintage offers potential value-add through unit and building modernization
- High-cost ownership market supports multifamily reliance, aiding pricing power over time
- Risks: higher rent-to-income ratios and a safety profile below national medians require active management