| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 18th | Poor |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15390 NE 6th Ave, Miami, FL, 33162, US |
| Region / Metro | Miami |
| Year of Construction | 1974 |
| Units | 60 |
| Transaction Date | 2012-03-20 |
| Transaction Price | $3,200,000 |
| Buyer | 15390 APARTMENTS LLC |
| Seller | BISCAYNE GARDENS LLC |
15390 NE 6th Ave Miami Multifamily Investment
Positioned in Miami s inner suburbs, the property benefits from neighborhood occupancy trending in the mid 90s, according to WDSuite s CRE market data. Steady renter demand and proximity to employment corridors support income stability for a 60 unit asset.
This inner suburb location offers everyday convenience for renters, with strong grocery access compared with many neighborhoods nationally, while cafes, parks, and pharmacies are less dense. School ratings in the neighborhood tend to be lower than metro norms, which investors may factor into retention strategies for family oriented households.
Neighborhood occupancy is healthy and competitive versus national trends, and the share of renter occupied housing at the neighborhood level indicates a meaningful tenant base. Within a 3 mile radius, households have grown over the last five years and are projected to expand further through 2028, pointing to a larger renter pool and support for leasing velocity. Median incomes in the 3 mile area have increased, and forecast gains suggest additional depth of demand, though lease management will matter where rent to income ratios are elevated.
Home values in the neighborhood are elevated for the region, which tends to reinforce reliance on multifamily rentals and can support pricing power when balanced against local affordability pressures. Renter concentration within a 3 mile radius is roughly half of occupied housing units, indicating broad participation in the rental market and a diversified demand base.
Based on multifamily property research from WDSuite, the neighborhood s amenity mix and transportation access align with workforce housing needs, with grocery and childcare access comparing favorably to national medians while discretionary amenities are thinner. For investors, that combination typically supports steady occupancy but may limit premiums tied to lifestyle oriented features.
Crime levels in the immediate neighborhood are higher than national norms, with violent and property incidents indicating below average safety compared with neighborhoods nationwide. Within the Miami Miami Beach Kendall metro, the neighborhood ranks closer to the bottom among 449 neighborhoods, suggesting investors should include security, lighting, and operating resident engagement in underwriting and capital plans.
Trends can vary by corridor and time of day; comparing property level conditions, on site management practices, and recent policing initiatives to broader area data is prudent. Positioning the asset with visible safeguards can help support resident retention and leasing momentum despite metro level safety dispersion.
Nearby corporate employers span healthcare products, energy logistics, transportation, and automotive retail, supporting a diversified workforce renter base and commute convenience for residents. The names below represent notable demand drivers within practical commuting distances.
- Johnson & Johnson healthcare products (6.9 miles)
- Mosaic fertilizer & chemicals (8.3 miles)
- World Fuel Services fuel logistics (12.7 miles) HQ
- Ryder System logistics & transportation (12.7 miles) HQ
- AutoNation automotive retail (14.3 miles) HQ
15390 NE 6th Ave offers investors a stabilized, workforce oriented location where neighborhood occupancy sits in the mid 90s and renter demand is supported by elevated ownership costs nearby. Within a 3 mile radius, households have grown and are projected to increase further by 2028, implying a larger tenant base and support for occupancy stability as new renters enter the market.
Operating strategy should balance pricing power with affordability management, as rent to income pressures are present locally. According to CRE market data from WDSuite, grocery and childcare access compares favorably to national benchmarks, while thinner lifestyle amenities and lower school ratings suggest focusing upgrades on in unit features, security, and durability over luxury common areas. Proximity to multiple corporate employers further underpins leasing and renewal potential.
- Healthy neighborhood occupancy and broad renter base support income stability
- Elevated home values nearby reinforce reliance on rentals and pricing resilience
- 3 mile outlook points to household growth and a larger renter pool by 2028
- Employer proximity across healthcare, logistics, and retail supports demand and retention
- Risks: affordability pressure (lease management needed) and below national safety scores