| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 29th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 444 SW 27th Ave, Miami, FL, 33135, US |
| Region / Metro | Miami |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
444 SW 27th Ave Miami Multifamily Investment
Neighborhood renter demand and proximity to major employers support stable operations, according to WDSuite’s CRE market data, with pricing power influenced by a high-cost ownership landscape and steady occupancy in the surrounding area.
Located in Miami’s Urban Core, the property benefits from competitive amenity access among 449 metro neighborhoods, with strong coverage of grocery, restaurant, cafe, and pharmacy options. Nationally, the neighborhood scores in the low-90s percentiles for grocery, restaurants, and pharmacies, which supports daily convenience and helps leasing velocity for workforce and professional renters. Park access is limited within the neighborhood boundary, so outdoor recreation may rely more on nearby destinations than immediate walk-to green space.
Occupancy in the immediate neighborhood is steady at the local level and renter concentration is high, with a majority of housing units renter-occupied. This depth of renter-occupied stock signals a broad tenant base and generally supports leasing continuity for multifamily assets.
Within a 3-mile radius, demographics indicate households have increased over the past five years while population edged lower, implying smaller average household sizes and a larger count of households seeking housing options. Forecasts point to additional household growth by 2028, which can expand the renter pool and support occupancy stability for well-managed assets.
Home values sit above national norms, and the neighborhood’s value-to-income ratio ranks in the upper tier nationally. In investor terms, this is a high-cost ownership market that tends to reinforce reliance on multifamily rentals, aiding tenant retention. At the same time, rent-to-income measures indicate affordability pressure for some renters, which calls for focused lease management and renewal strategies.
Neighborhood standing is competitive among Miami-Miami Beach-Kendall neighborhoods (rank 153 of 449; rating B+). Average school ratings in the broader area trend below national medians, which can affect family-renter appeal but is less central for adult-oriented renter cohorts.
Safety trends are mixed. Compared with 449 metro neighborhoods, the area’s overall crime rank is toward the higher end (390 of 449), and national comparisons place the neighborhood below mid-percentile safety levels. For investors, this suggests an emphasis on property-level security measures and attentive operations to support resident comfort and retention.
Recent movement shows nuance: property offenses have declined year over year, while violent offenses increased over the same period. Operators typically mitigate these conditions through lighting, access controls, and coordination with local stakeholders. Framing performance relative to peer submarkets can help underwriting assumptions remain appropriately conservative.
The surrounding Miami core draws a diversified workforce. Proximity to World Fuel Services, Mosaic, Lennar, Johnson & Johnson, and Ryder System supports renter demand through manageable commutes and a stable base of professional and administrative jobs.
- World Fuel Services — energy & logistics (7.8 miles) — HQ
- Mosaic — corporate offices (7.9 miles)
- Lennar — homebuilding corporate offices (8.2 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (10.0 miles)
- Ryder System — logistics & leasing corporate offices (11.4 miles) — HQ
This 1972 vintage, mid-size Miami asset sits within an amenity-rich urban corridor that supports daily convenience and leasing velocity. The neighborhood shows steady occupancy and a high share of renter-occupied housing units, indicating a deep tenant base. Elevated home values and a high value-to-income ratio point to a high-cost ownership market that tends to sustain multifamily demand. However, rent-to-income levels signal affordability pressure for some households, suggesting that disciplined renewals and resident retention programs will be important.
From a value-add perspective, a 1972 construction date implies potential for targeted capital improvements and modernization to enhance competitiveness versus newer stock. Nearby corporate employers provide demand stability, while demographic patterns within a 3-mile radius—rising household counts and smaller household sizes—support a broader renter pool over the medium term. According to commercial real estate analysis from WDSuite, these fundamentals compare favorably to many urban-core peers in the metro, with safety and school quality considerations best managed through operations and positioning.
- Amenity-rich Urban Core location supports leasing velocity and daily livability.
- High renter concentration and steady neighborhood occupancy underpin demand depth.
- 1972 vintage offers value-add and modernization potential to drive competitiveness.
- Proximity to major employers supports retention and reduces commute friction.
- Risks: affordability pressure, below-average school ratings, and safety metrics warrant conservative underwriting and active management.