| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 31st | Fair |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1650 NW 25th Ave, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 1997 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $150,000 |
| Buyer | ECO BELLAMAR LLC |
| Seller | BELLAMAR APARTMENTS INC |
1650 NW 25th Ave Miami Multifamily Investment
Neighborhood data points to a deep renter base and above-median occupancy for the area, according to CRE market data from WDSuite. These indicators suggest steady tenant demand around the property’s submarket; occupancy is measured for the neighborhood, not the asset.
The property sits within Miami’s Urban Core where renter-occupied housing is prevalent. The neighborhood’s renter-occupied share ranks 13 out of 449 metro neighborhoods and sits in the 99th percentile nationally, indicating a large pool of renters and depth of tenant demand for multifamily housing. Neighborhood occupancy is 95.2% and ranks 222 of 449 locally, placing it above the metro median; this backdrop supports leasing stability when managed effectively.
Vintage matters for competitive positioning. Built in 1997, the asset is newer than the neighborhood’s average construction year of 1983. That relative youth can reduce near-term obsolescence and improve curb appeal versus older stock, though investors should still plan for system updates and targeted modernization to keep pace with today’s renter preferences.
Local cost dynamics reinforce rental demand. The area reflects a high-cost ownership market relative to incomes (value-to-income ratio in the 92nd percentile nationally), which tends to sustain renter reliance on multifamily options and can aid lease retention. At the same time, rent-to-income metrics trend elevated (nationally low percentile), signaling affordability pressure that calls for disciplined rent setting and proactive lease management to mitigate turnover risk.
Everyday convenience is a mixed picture. Cafe density is competitive locally (rank 26 of 449; 98th percentile nationally) and grocery access is strong (rank 53 of 449; 94th percentile nationally), supporting urban lifestyle appeal. Park and pharmacy densities are more limited within the neighborhood footprint, which may modestly affect livability trade-offs for certain households but is typical for portions of the Urban Core.
Demographic statistics within a 3-mile radius show households have increased over the past five years, with forecasts pointing to further household growth through 2028 even as population trends remain roughly flat. Shrinking average household size contributes to a larger number of households, which generally expands the renter pool and supports occupancy stability for well-positioned multifamily assets.
Safety trends are mixed and should be evaluated alongside property-level measures. The neighborhood’s overall crime rank is 152 out of 449 metro neighborhoods, indicating comparatively higher incident rates than many Miami areas, while national placement is around the mid range (47th percentile). Property offenses track weaker versus national peers (around the 26th percentile), but recent violent offense trends show improvement, with year-over-year declines ranking in the upper quartile nationally (84th percentile). Investors typically address this by emphasizing lighting, access control, and partnerships with local community programs.
Proximity to major corporate offices underpins renter demand with diverse white-collar employment and commuting convenience, including Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System.
- Mosaic — corporate offices (7.3 miles)
- World Fuel Services — corporate offices (7.5 miles) — HQ
- Lennar — corporate offices (8.3 miles) — HQ
- Johnson & Johnson — corporate offices (8.7 miles)
- Ryder System — corporate offices (10.7 miles) — HQ
This 24-unit, 1997-vintage asset benefits from a neighborhood with a high concentration of renter-occupied housing and above-median occupancy among 449 Miami metro neighborhoods. Newer vintage relative to the area’s 1980s average supports competitive positioning versus older stock, while strong cafe and grocery access adds urban convenience that can aid leasing and retention. According to CRE market data from WDSuite, local ownership costs are elevated relative to incomes, which tends to reinforce multifamily reliance and demand depth.
Key considerations include managing affordability pressure signaled by rent-to-income metrics and monitoring neighborhood safety trends that are near the national midpoint but improving on violent incidents. With prudent capex to modernize interiors/systems and disciplined lease management, the property is positioned to capture steady demand from a large renter pool.
- High renter-occupied concentration (top-tier nationally) supports a deep tenant base
- Above-median neighborhood occupancy among 449 metro areas aids leasing stability
- 1997 vintage offers relative competitiveness versus older local stock, with targeted modernization upside
- Urban convenience with strong cafe and grocery density enhances renter appeal
- Risks: affordability pressure (rent-to-income), limited park/pharmacy density, and crime metrics require active management