| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 37th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 660 NE 149th St, Miami, FL, 33161, US |
| Region / Metro | Miami |
| Year of Construction | 1991 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
660 NE 149th St Miami Multifamily Investment
Neighborhood occupancy is 97.5%, indicating steady renter demand in this pocket of Miami, according to WDSuite’s CRE market data. The asset’s positioning benefits from stable tenancy dynamics at the neighborhood level rather than property-specific factors.
Located in Miami’s Urban Core, the surrounding neighborhood shows strong renter fundamentals with neighborhood occupancy in the high 90s and a renter-occupied share around the mid-40s. Against national peers, occupancy trends sit in a high percentile, supporting leasing stability and shorter downtime between turns, based on CRE market data from WDSuite. Average school ratings are around 3 out of 5 and test above the national midpoint, which can aid retention for family renters.
The property’s 1991 vintage is newer than the area’s average construction year of 1982. That relative youth can be competitive versus older local stock while still leaving room for targeted modernization of interiors and common areas to support rent positioning and operating efficiency.
Within a 3-mile radius, the household base has expanded over the last five years and is projected to continue growing, even as average household size trends lower. This combination points to a larger tenant base and more households entering the market, which typically supports occupancy stability and broadens the renter pool.
Ownership costs in the neighborhood are elevated relative to incomes by national standards, while rent-to-income sits near the low-20% range. For investors, that mix can reinforce reliance on multifamily housing and support lease retention, while still requiring disciplined pricing and renewal management to balance affordability pressure. Local amenity density inside the neighborhood itself is limited, so residents may rely on near-by corridors for groceries, dining, and services; this is a consideration for marketing and resident experience planning.
Neighborhood safety indicators sit near the national midpoint overall, with property and violent offense rates that are neither outliers nor top-tier low compared with neighborhoods nationwide, according to WDSuite’s data. Within the Miami metro (449 neighborhoods), the area ranks below the metro median on safety, so investors should underwrite standard security measures and operating practices.
Recent trends are mixed: estimated violent offenses show a year-over-year decline that places the neighborhood above many peers nationally, while property offenses ticked up slightly versus the prior year. These directional shifts suggest maintaining proactive lighting, access control, and resident engagement to support retention and minimize non-recoverable losses.
Nearby corporate offices provide a diversified white-collar employment base that supports renter demand and commute convenience, notably from Johnson & Johnson, Mosaic, World Fuel Services, Ryder System, and AutoNation.
- Johnson & Johnson — corporate offices (6.98 miles)
- Mosaic — corporate offices (7.94 miles)
- World Fuel Services — corporate offices (12.63 miles) — HQ
- Ryder System — corporate offices (12.79 miles) — HQ
- AutoNation — corporate offices (14.58 miles) — HQ
This 75-unit, 1991-vintage property benefits from a neighborhood with high occupancy and a balanced renter-occupied housing base, supporting durable demand and leasing stability. According to CRE market data from WDSuite, neighborhood occupancy is strong by national comparison, while home values relative to incomes trend on the higher side, which tends to sustain reliance on rental housing. The 1991 vintage is newer than the local average, offering competitive positioning versus older stock and potential for targeted value-add to drive rents and operating resilience.
Within a 3-mile radius, households have grown and are projected to expand further, even as household sizes decline—an investor-relevant setup that can expand the tenant base and support occupancy. Amenity density within the immediate neighborhood is lighter, so effective marketing, resident services, and connectivity to nearby corridors will matter for retention and leasing velocity.
- High neighborhood occupancy supports leasing stability and reduces downtime risk.
- 1991 vintage is newer than local average, with room for targeted modernization to enhance rents and efficiency.
- 3-mile household growth and smaller household sizes point to a larger renter pool over time.
- Elevated ownership costs versus incomes reinforce multifamily demand and lease retention potential.
- Risk: lower amenity density and midline safety metrics call for thoughtful resident experience and security planning.