| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 25th | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 825 NW 155th Ln, Miami, FL, 33169, US |
| Region / Metro | Miami |
| Year of Construction | 1995 |
| Units | 36 |
| Transaction Date | 2020-10-15 |
| Transaction Price | $14,350,000 |
| Buyer | PARK CITY PRESERVATION LTD |
| Seller | PARK CITY LTD |
825 NW 155th Ln Miami Multifamily Investment
1995 vintage near established employment corridors positions this asset for steady renter interest; according to WDSuite’s CRE market data, neighborhood occupancy has been broadly stable while rent levels have trended upward.
Located in an inner-suburban pocket of Miami-Dade, the neighborhood scores a C and ranks 359 out of 449 metro neighborhoods, placing it below the metro median. Even so, grocery access is a relative strength (high national percentile), while cafes, parks, and pharmacies are limited, suggesting convenience for daily needs but fewer lifestyle amenities within close proximity.
Rents in the neighborhood have risen meaningfully over the past five years, and current occupancy is around the middle of national norms. The rent-to-income ratio is elevated, which can create affordability pressure and requires attentive lease management, yet a high value-to-income ratio indicates a high-cost ownership market that can sustain renter reliance on multifamily housing.
Within a 3-mile radius, the population dipped in recent years but is projected to grow, while households increased and are forecast to rise materially alongside declining average household size. This combination points to a potential expansion of the tenant base and more renters entering the market, supporting occupancy stability as new households form.
The property’s 1995 construction is newer than the neighborhood’s average vintage (1970s), which can offer a competitive edge versus older stock. Investors should still plan for selective modernization as systems age, but the relative youthfulness can reduce near-term capital intensity compared with pre-1980 assets.
Safety metrics indicate conditions below the metro average: the neighborhood ranks 380 out of 449 Miami-area neighborhoods for crime, and national comparisons place it in lower percentiles for both violent and property offenses. Year over year, property offenses show an improving trend, while violent offenses have increased, underscoring the importance of ongoing monitoring and prudent on-site security measures.
For investors, the takeaway is comparative rather than absolute: safety is weaker than many peer neighborhoods in the metro and lags national benchmarks, though recent declines in property offenses are a constructive signal. Positioning, resident screening, and property-level safety investments may be useful to support retention and leasing.
Proximity to regional employers underpins workforce housing demand and commute convenience, led by healthcare, logistics, and diversified corporate offices listed below.
- Johnson & Johnson — healthcare products (5.2 miles)
- Mosaic — diversified corporate offices (9.3 miles)
- Ryder System — logistics & transportation (11.1 miles) — HQ
- World Fuel Services — energy services (11.4 miles) — HQ
- Lennar — homebuilding (13.7 miles) — HQ
This 36-unit, 1995-built asset benefits from access to established Miami-Dade job centers and a neighborhood where grocery coverage is strong, daily conveniences are available, and occupancy trends have held near national norms. Within a 3-mile radius, households have grown and are projected to expand meaningfully as average household size declines, supporting a larger tenant base and sustained leasing. The property’s newer vintage relative to nearby 1970s stock can enhance competitiveness, while a high-cost ownership landscape supports renter reliance and potential pricing power.
Based on commercial real estate analysis from WDSuite, rent levels and household incomes have moved higher and are projected to continue rising, while median contract rent is forecast to advance over the next five years. Investors should underwrite to affordability pressure and safety differentials versus the broader metro, pairing operational focus with selective modernization to capture demand and manage retention.
- 1995 vintage offers competitive positioning versus older neighborhood stock with manageable modernization needs
- Growing household counts within 3 miles support tenant base expansion and occupancy stability
- High-cost ownership environment reinforces multifamily demand and potential pricing power
- Access to diversified employment nodes supports leasing and retention
- Risks: elevated rent-to-income ratio and below-metro safety require careful underwriting and active management