| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 33rd | Fair |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1750 NW 27th Ave, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 1990 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | $2,400,000 |
| Buyer | ELITE RIVERVIEW APARTMENTS INC |
| Seller | PARADISE PARK APARTMENTS INC |
1750 NW 27th Ave Miami Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting a stable leasing backdrop for a 1990-vintage, 70-unit asset in Miami’s urban core.
Situated in Miami’s Urban Core, the property benefits from a renter-driven neighborhood profile. The share of housing units that are renter-occupied is high (97th percentile nationally), indicating a broad tenant base and potential demand stability for multifamily assets. Neighborhood occupancy trends are also favorable, with the area ranking 126th of 449 metro neighborhoods and landing in the 85th percentile nationally, a useful signal for lease retention and pricing discipline.
Daily needs are serviceable: grocery density performs well versus peers (78th percentile nationally) and restaurants are comparatively available (73rd percentile), while parks, cafes, childcare, and pharmacies are comparatively limited within the immediate neighborhood. For investors, this mix supports workforce convenience without relying on lifestyle amenities for absorption.
Within a 3-mile radius, household counts increased while average household size decreased over the past five years, pointing to more, smaller households entering the market—conditions that typically expand the renter pool and support occupancy stability. Forward-looking projections indicate additional household growth alongside smaller household sizes, which can sustain leasing velocity for mid-size assets.
Home values sit in a higher-cost ownership context (77th percentile nationally), which can reinforce renter reliance on multifamily housing and support tenant retention. Median contract rents in the neighborhood register around the national 70th percentile, suggesting room for disciplined revenue management rather than outsized rent growth expectations. These dynamics, based on commercial real estate analysis from WDSuite, frame a demand environment that is supportive but calls for careful affordability management.
The property’s 1990 construction year is newer than the neighborhood average vintage (ranked 289th of 449 metro neighborhoods), providing relative competitiveness versus older stock, while still warranting capital planning for aging building systems or modernization to capture value-add upside.
Safety indicators are mixed but trending in a constructive direction. The neighborhood’s overall crime positioning is competitive among Miami-Miami Beach-Kendall neighborhoods (ranked 139th of 449), aligning roughly with the national middle. Importantly, estimated year-over-year declines in both property offenses and violent offenses suggest improving conditions, with improvement trends placing the area above many neighborhoods nationally. As always, investors should evaluate property-level security measures and block-by-block context as part of underwriting.
Proximity to established corporate employers underpins commuter convenience and a diversified renter base, with nearby roles spanning energy services, homebuilding, healthcare, and logistics. The following employers are within a practical commute and help support demand depth for workforce housing.
- World Fuel Services — energy services (7.3 miles) — HQ
- Mosaic — corporate offices (7.4 miles)
- Lennar — homebuilding (8.2 miles) — HQ
- Johnson & Johnson — healthcare and consumer products offices (8.5 miles)
- Ryder System — logistics and transportation (10.5 miles) — HQ
This 70-unit, 1990-vintage asset sits in a renter-heavy Miami neighborhood with strong occupancy and solid access to everyday services. The neighborhood’s high renter-occupied share and above-average occupancy (85th percentile nationally) point to a deep tenant base and stable lease-up conditions. Elevated home values relative to national norms reinforce reliance on rental housing, which can aid retention and support disciplined rent-setting. According to CRE market data from WDSuite, the surrounding 3-mile area shows more, smaller households over time and forecasts continued household growth—factors that typically expand the renter pool and support steady absorption.
From an operations standpoint, the 1990 vintage is newer than the local average, lending a competitive edge versus older stock, while still presenting an avenue for value-add through targeted modernization and systems upgrades. Affordability pressures in the broader area argue for careful lease management and amenity positioning rather than aggressive rent pushes. Net takeaway: fundamentals are supportive for durable occupancy, with upside achievable via selective capital improvements and prudent revenue management.
- Renter-heavy neighborhood and strong occupancy support a stable tenant base.
- Newer-than-average 1990 vintage offers competitive positioning and value-add potential via modernization.
- Household growth and smaller household sizes within 3 miles expand the renter pool and aid absorption.
- High-cost ownership context can reinforce rental reliance and retention.
- Risks: affordability pressure and amenity gaps in parks/pharmacies require disciplined pricing and asset management.