| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 25th | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 660 NW 177th St, Miami, FL, 33169, US |
| Region / Metro | Miami |
| Year of Construction | 1981 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | $1,274,500 |
| Buyer | MIAMI GARDENS REALTY LLC |
| Seller | KING SHIP CORP |
660 NW 177th St Miami Multifamily Investment
Renter concentration at the neighborhood level supports a stable tenant base and steady leasing, according to WDSuite’s CRE market data. This positioning provides investors with practical context for occupancy management without relying on short-term swings.
Located in Miami’s Urban Core, the property benefits from daily-needs convenience: the neighborhood ranks 135th out of 449 metro neighborhoods for amenities, which is competitive among Miami submarkets. Strong national percentiles for cafés and grocery access indicate resident convenience that can aid retention and support consistent traffic.
Neighborhood occupancy is 90.6%, placing it below the metro median but roughly mid-pack nationally. The share of renter-occupied housing units is 49.0% (top decile nationally), signaling a deep renter pool that can underpin leasing velocity for mid-scale assets. Median household income ranks in the lower national percentiles, so prudent pricing and renewal strategies are important to sustain occupancy.
Within a 3-mile radius, population has grown in recent years and is projected to continue expanding, with households increasing and average household size trending lower—factors that typically broaden the tenant base and can support occupancy stability. Median contract rents in the 3-mile area have risen and are forecast to grow further, indicating sustained demand; investors should pair this with careful affordability analysis to manage renewal risk.
Ownership costs in the neighborhood sit well above income levels (high national percentile for value-to-income), which often sustains reliance on rental housing and supports demand depth. Park and pharmacy counts are limited within the immediate neighborhood boundary, so some households may rely on nearby districts for open space and services, but the area’s core amenities and commute connectivity remain favorable for workforce renters. This overview reflects commercial real estate analysis from WDSuite’s market dataset.
Safety indicators show a mixed profile at the neighborhood level. The area’s crime rank is 104th among 449 Miami metro neighborhoods, which suggests higher incident rates than many local peers, while national positioning is closer to the middle of the pack. Property and violent offense levels track in higher national safety percentiles, yet the recent year-over-year trend in violent incidents moved unfavorably. Investors should underwrite with standard operational safeguards and consider property-level measures that can improve resident experience.
Nearby employers support a broad workforce tenant base and commute convenience in North Miami, with proximity to healthcare, consumer, logistics, and energy services. The list below reflects major names within typical commuting distance that can underpin leasing stability.
- Johnson & Johnson — corporate offices (5.8 miles)
- Mosaic — corporate offices (10.2 miles)
- Ryder System — logistics & transportation (11.8 miles) — HQ
- World Fuel Services — energy services (12.4 miles) — HQ
- AutoNation — automotive retail (13.3 miles) — HQ
This 90-unit asset is positioned to serve a deep renter pool in Miami’s Urban Core. Neighborhood occupancy is near the national middle while the renter-occupied share is high nationally, pointing to durable demand for workforce-oriented units; at the same time, local incomes and rent-to-income metrics call for disciplined leasing and renewal tactics. According to CRE market data from WDSuite, amenity access is competitive among metro peers and 3-mile household counts are projected to expand, supporting absorption over a medium-term horizon.
High value-to-income ratios relative to national norms suggest ownership costs remain elevated in this area, which can reinforce reliance on rental housing and support pricing power when paired with prudent affordability management. Investors should also weigh mixed safety trends and consider property-level enhancements to improve resident experience and retention.
- Deep renter base (high renter-occupied share) supports leasing velocity and occupancy stability.
- Competitive amenity access among Miami neighborhoods aids resident convenience and retention.
- 3-mile population and household growth expand the tenant pool and underpin absorption.
- Elevated ownership costs in the area can sustain rental demand and measured pricing power.
- Risks: mixed safety trends and affordability pressure require disciplined leasing and operating practices.