| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 50th | Good |
| Amenities | 24th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 750 NE 195th St, Miami, FL, 33179, US |
| Region / Metro | Miami |
| Year of Construction | 1978 |
| Units | 64 |
| Transaction Date | 2014-02-28 |
| Transaction Price | $65,000 |
| Buyer | MIAMI CONDO HOLDING COMPANY LLC |
| Seller | CLUB CALIFORNIA LLC |
750 NE 195th St Miami Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. Elevated renter concentration and a high-cost ownership landscape suggest a stable tenant base with measured pricing power.
This Urban Core location in Miami-Dade offers proximity to daily needs with dining and grocery options performing competitively versus neighborhoods nationwide, while parks, pharmacies, and cafes are relatively limited within the neighborhood boundary. For investors, that mix supports everyday convenience but may temper lifestyle-driven premiums compared with amenity-rich submarkets.
Neighborhood occupancy is around the national middle and has trended upward over the last five years, which supports income stability during typical leasing cycles. The share of housing units that are renter-occupied is high relative to peer areas (above metro median based on rank among 449 neighborhoods), indicating a sizable tenant base and consistent multifamily demand.
Within a 3-mile radius, recent population growth and an increase in households point to a larger renter pool over time, with forecasts calling for additional gains and smaller average household sizes. These dynamics generally support leasing velocity and renewal potential, particularly for well-managed properties that align unit mixes with demand.
Ownership costs in the neighborhood are elevated compared with many U.S. areas (value-to-income nationally in the upper ranges), which tends to reinforce reliance on rental housing and can aid retention. At the same time, rent-to-income metrics signal some affordability pressure, suggesting operators should emphasize lease management and resident retention strategies rather than outsized rent pushes.
Safety indicators for the neighborhood are below national averages and below the metro median (ranked in the lower half among 449 Miami-Miami Beach-Kendall neighborhoods). Nationally, the area sits in lower safety percentiles, so underwriting should reflect conservative assumptions for security-related operating practices.
Recent trends are mixed: property offenses have declined year over year, while violent offense measures have edged up. For investors, this suggests monitoring submarket trendlines and maintaining standard risk mitigations rather than assuming near-term improvement.
Nearby corporate offices help support commuter demand and retention, with a concentration of roles accessible within typical drive times. The employment base includes Johnson & Johnson, Mosaic, AutoNation, Ryder System, and World Fuel Services — all reflected below.
- Johnson & Johnson — corporate offices (7.8 miles)
- Mosaic — corporate offices (10.6 miles)
- AutoNation — corporate offices (11.7 miles) — HQ
- Ryder System — corporate offices (13.8 miles) — HQ
- World Fuel Services — corporate offices (14.5 miles) — HQ
The property benefits from a renter-heavy housing mix and neighborhood occupancy that has improved in recent years, supporting income durability through typical market cycles. Within a 3-mile radius, population growth and a notable increase in households point to sustained renter pool expansion, reinforcing leasing depth for mid-size assets.
According to commercial real estate analysis from WDSuite, ownership costs in the area are relatively high versus incomes, which can support renewal rates and pricing discipline, while rent-to-income levels warrant measured rent strategies to protect retention. Operational execution — including resident experience and cost control — is likely to be the main driver of outperformance versus relying on outsized market rent growth.
- Renter-occupied housing share supports a deep tenant base and leasing stability.
- Neighborhood occupancy near the national middle with multi-year improvement aids income consistency.
- 3-mile radius shows population and household growth, expanding demand for rental units.
- Elevated ownership costs bolster reliance on rentals, supporting renewal potential.
- Risk: affordability pressure and below-average safety suggest prudent rent growth and standard security measures.