| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 89th | Best |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 717 NE 27th St, Miami, FL, 33137, US |
| Region / Metro | Miami |
| Year of Construction | 2004 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $540,000 |
| Buyer | 720 NE STREET PROPCO LLC |
| Seller | ACU HOLDINGS INC |
717 NE 27th St Miami — Urban Core Multifamily
Neighborhood fundamentals — per CRE market data from WDSuite — indicate strong renter demand supported by dense amenities and professional employment access, pointing to stable tenant depth for a well-located Miami asset.
Situated in an A+ rated Urban Core pocket of Miami (ranked 2 out of 449 metro neighborhoods), the location offers top-tier amenity access that supports renter appeal and day-to-day convenience. Amenity density for restaurants, groceries, parks, and pharmacies sits in the top national percentiles, signaling walkable lifestyle options that typically help leasing velocity and retention for well-managed properties.
At the neighborhood level, the share of housing units that are renter-occupied is above metro norms (high national percentile), indicating a meaningful renter base for multifamily operators. Within a 3-mile radius, demographics show a large renter pool and continued household growth, which expands the tenant base and can support occupancy stability for well-positioned assets.
From a demand and affordability lens, this is a high-cost ownership area relative to incomes (value-to-income ranking in higher national percentiles). That ownership context often sustains reliance on multifamily housing and can support pricing power when paired with competitive product and management. Neighborhood rent levels have trended upward over the last five years, while rent-to-income remains manageable for many local households, suggesting room for disciplined revenue management rather than aggressive pushes.
One headwind is that neighborhood occupancy levels trend below metro medians, implying elevated vacancy in the immediate area. For operators, that places greater importance on product differentiation, unit finishes, and amenity strategy to capture demand that is present but competitive. Overall market positioning remains attractive given amenity depth and the concentration of renters, according to WDSuite’s CRE market data.
Safety indicators for the immediate neighborhood are weaker than metro and national averages. With a crime rank near the bottom of 449 Miami-area neighborhoods and national percentiles in the lower ranges, investors should underwrite to more conservative assumptions for security, lighting, and property management presence.
Recent movements appear mixed: violent offense trends are roughly flat year over year, while property-related incidents show a modest uptick. In practice, operators often mitigate these conditions through modern access controls, resident screening, and partnerships with local stakeholders. Benchmarking against peer submarkets can help calibrate expense line items without overestimating risk.
The address sits within reach of a diverse corporate base that supports professional renter demand and commute convenience, including Mosaic, Johnson & Johnson, World Fuel Services, Lennar, and Ryder System.
- Mosaic — corporate offices (4.0 miles)
- Johnson & Johnson — corporate offices (9.8 miles)
- World Fuel Services — corporate offices (10.6 miles) — HQ
- Lennar — corporate offices (11.6 miles) — HQ
- Ryder System — corporate offices (13.2 miles) — HQ
717 NE 27th St is positioned in a top-rated Miami Urban Core neighborhood with exceptional amenity access and a deep renter base, supporting demand for smaller-format units typical of efficient urban buildings. Within a 3-mile radius, population and household counts have expanded and are projected to keep rising, pointing to a larger tenant base and sustained leasing activity. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which tends to reinforce reliance on multifamily housing.
While the neighborhood shows strong fundamentals for renter demand, occupancy in the immediate area trends below metro medians and safety metrics are weaker than national averages. Underwriting that emphasizes competitive finishes, targeted amenities, and active management can help capture demand and mitigate these local headwinds.
- Amenity-rich Urban Core location with top-tier walkability that supports leasing and retention
- Large and expanding 3-mile renter pool with forecast household growth, supporting occupancy stability
- High-cost ownership market that sustains multifamily demand and pricing power for competitive assets
- Smaller-format units align with shrinking average household sizes in the urban core
- Risks: below-metro neighborhood occupancy and weaker safety metrics require conservative underwriting and active management