| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 50th | Good |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7805 SW 152nd Ave, Miami, FL, 33193, US |
| Region / Metro | Miami |
| Year of Construction | 1989 |
| Units | 30 |
| Transaction Date | 1995-06-28 |
| Transaction Price | $1,585,000 |
| Buyer | LAKE APT INC |
| Seller | GREEN MEADOWS PTNR |
7805 SW 152nd Ave Miami Multifamily Investment
Neighborhood occupancy sits in the mid-90% range and the area maintains a deep renter base, according to WDSuite’s CRE market data—supportive of steady leasing and fewer downtime gaps.
Situated in Miami’s Urban Core, the property benefits from neighborhood fundamentals that are competitive among Miami-Miami Beach-Kendall neighborhoods (ranked 40 out of 449, A-rated). The area’s occupancy is above the metro median, and renter-occupied housing is elevated, indicating a broader tenant base and support for lease-up and renewal velocity. Nationally, the neighborhood’s renter concentration sits in a high percentile, reinforcing demand depth for multifamily operators.
Daily needs and convenience retail are strong local drivers. Pharmacies and parks benchmark in the top quartile nationally, and restaurants and cafes are dense for the metro. Grocery options score above average. These amenity layers can help retention by keeping routine errands and leisure within short drives, an important factor for workforce and family renters.
Schools in the neighborhood average 4.0 out of 5 and rank 12 out of 449 metro neighborhoods—top quartile nationally—supporting appeal to households prioritizing education access. For investors, stronger school ratings can correlate with longer tenure for family renters and more resilient renewal patterns.
Within a 3-mile radius, households increased over the past five years even as population edged lower, implying smaller average household sizes and a potential shift toward more, smaller households entering the renter pool. Forecasts show additional growth in household counts alongside rising incomes, which can support occupancy stability and rentability. Elevated home values relative to incomes locally suggest a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power, while the neighborhood’s rent-to-income profile warrants attentive lease management to mitigate affordability pressure.
Safety indicators for the neighborhood trend below national averages, and the area does not rank above the metro median (crime rank 272 out of 449). However, recent data points to improving conditions, with a notable year-over-year decline in estimated violent offenses. Property-related incidents have been comparatively stable. These are neighborhood-level trends and may not reflect individual blocks; investors typically account for this with on-site security practices, lighting, and resident screening.
Nearby corporate anchors provide a diversified employment base that supports renter demand and commute convenience for residents, including homebuilding, energy logistics, transportation, healthcare products, and chemicals.
- Lennar — homebuilding (7.1 miles) — HQ
- World Fuel Services — energy logistics (9.6 miles) — HQ
- Ryder System — transportation & logistics (12.5 miles) — HQ
- Johnson & Johnson — healthcare products (16.9 miles)
- Mosaic — chemicals & fertilizers (21.2 miles)
This 30-unit asset sits within a high-amenity, A-rated neighborhood where occupancy trends are above the metro median and renter concentration is nationally high—favorable for maintaining a stable rent roll. Amenity density (parks, pharmacies, restaurants) and strong school ratings bolster livability, which can translate to retention advantages. According to commercial real estate analysis from WDSuite, neighborhood NOI per-unit performance ranks in the top quartile locally, signaling competitive income potential for well-operated assets.
Within a 3-mile radius, household counts have risen and are projected to expand further even as average household size declines—pointing to a larger, more diversified tenant base over time. Elevated ownership costs relative to incomes reinforce reliance on rental housing, though the neighborhood’s rent-to-income profile suggests careful renewal and pricing strategies are prudent. Overall, the combination of strong neighborhood positioning, demand depth, and proximity to major employers supports a durable multifamily thesis with disciplined risk management.
- Above-metro occupancy with nationally high renter concentration supports leasing stability.
- High amenity access and strong school ratings align with retention for family and workforce renters.
- Nearby corporate anchors diversify employment drivers and bolster demand.
- Neighborhood NOI per-unit ranks top quartile locally, indicating competitive income potential.
- Risk: rent-to-income pressure and below-average safety metrics require prudent pricing and on-site management.