| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 20th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 740 NW 25th Ave, Miami, FL, 33125, US |
| Region / Metro | Miami |
| Year of Construction | 1990 |
| Units | 100 |
| Transaction Date | 2016-12-08 |
| Transaction Price | $9,296,100 |
| Buyer | LAS PALMAS VOA AFFORDABLE HOUSING L P |
| Seller | RIVERSIDE VOA ELDERLY HOUSING INC |
740 NW 25th Ave Miami Multifamily Investment
Neighborhood occupancy near the mid-90s and a renter-occupied share around two-thirds point to steady tenant demand, according to WDSuite’s CRE market data. For investors, this suggests durable leasing fundamentals in Miami’s Urban Core without relying on outsized rent spikes.
This Miami Urban Core location rates B and stands above the metro median (ranked 191 of 449 neighborhoods), indicating balanced fundamentals for workforce-oriented multifamily. Neighborhood occupancy is about 95% — a level that has held relatively firm — supporting income stability at the property level.
Amenities are a local strength: restaurants, cafes, groceries, and pharmacies score in the upper tier nationally, aiding daily convenience and renter retention. Park access is limited, which can reduce recreation appeal, but proximity to everyday services offsets some of that drawback.
Renter-occupied housing comprises roughly 64% of neighborhood units, placing the area in the top quartile among 449 metro neighborhoods. That depth of renter base supports leasing velocity and renewals, though the neighborhood’s rent-to-income profile indicates affordability pressure that owners should monitor through thoughtful lease management and renewal strategies.
Home values sit in a high-cost ownership market relative to local incomes (a pattern common to Miami), which tends to sustain reliance on multifamily rentals and supports pricing power over time. Within a 3-mile radius, households have grown while average household size has trended lower, expanding the renter pool and reinforcing occupancy stability; forward-looking data points to continued household growth through 2028, based on CRE market data from WDSuite.
Safety indicators for the neighborhood track close to the national middle, with recent year-over-year declines in both property and violent offenses. The improvement trend — especially the sharper drop in property offenses — is a constructive signal for long-term operations, even as conditions may still vary block to block in an urban setting.
Compared with neighborhoods nationwide, this area is neither among the highest-risk nor the safest tiers, but the downward trajectory in incident rates provides a measure of stability for investor underwriting. Always pair these directional trends with on-the-ground observation and standard risk management.
Large employers within commuting distance — Mosaic, World Fuel Services, Lennar, Johnson & Johnson, and Ryder System — help anchor the regional job base and support renter demand through diverse professional and operations roles.
- Mosaic — corporate offices (7.5 miles)
- World Fuel Services — corporate offices (7.6 miles) — HQ
- Lennar — corporate offices (8.2 miles) — HQ
- Johnson & Johnson — corporate offices (9.3 miles)
- Ryder System — corporate offices (11.0 miles) — HQ
Built in 1990, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older assets while leaving room for targeted modernization to enhance NOI. Neighborhood occupancy around the mid-90s and a top-quartile renter concentration underpin leasing stability, while the high-cost ownership backdrop supports sustained rental demand. According to CRE market data from WDSuite, local amenity access is strong, which can aid retention even as parks are limited.
Within a 3-mile radius, households are projected to increase through 2028 as average household size trends lower — dynamics that typically expand the renter pool and support occupancy stability. Key watch items include rent-to-income affordability pressures and urban safety variability, though recent year-over-year crime declines are a constructive sign.
- Occupancy stability supported by mid-90s neighborhood occupancy and a deep renter base.
- 1990 vintage offers competitive positioning versus older stock with value-add modernization potential.
- High-cost ownership market reinforces reliance on rentals, supporting pricing power over time.
- 3-mile household growth and smaller household sizes point to a larger tenant base.
- Risks: affordability pressure (rent-to-income), limited park access, and urban safety that warrants ongoing monitoring despite improving trends.