| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 75th | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17103 N Bay Rd, Sunny Isles Beach, FL, 33160, US |
| Region / Metro | Sunny Isles Beach |
| Year of Construction | 1972 |
| Units | 77 |
| Transaction Date | 2021-12-15 |
| Transaction Price | $110,555,000 |
| Buyer | BEACH PLACE LINCOLN SPE LLC |
| Seller | JTCI5 SUNNY ISLES LP |
17103 N Bay Rd Sunny Isles Multifamily Investment
Neighborhood fundamentals show strong amenity access and a high-cost ownership market that supports rental demand, while neighborhood occupancy trends run softer than the metro, according to WDSuite’s CRE market data.
Sunny Isles Beach scores as an A+ neighborhood (ranked 8 out of 449 metro neighborhoods), signaling durable location fundamentals for multifamily. Amenity density is a clear strength: restaurants and pharmacies are in the top percentiles nationwide, and parks place near the very top of the metro, supporting day-to-day livability that aids leasing and retention.
Schools and services: Average school ratings track in the top quartile nationally and near the top of the Miami-Miami Beach-Kendall metro (rank 12 of 449), adding family-oriented appeal. Grocery and café access also score in the mid- to upper-90s nationally, a convenience profile that typically supports renter satisfaction and reduces turnover.
Rents, values, and affordability: Neighborhood median home values sit in the upper national percentiles, indicating a high-cost ownership market that tends to sustain reliance on rentals and supports pricing power for well-positioned assets. Rent levels are also above national norms; investors should manage rent-to-income exposure to mitigate retention risk as leases roll.
Vintage and competitive positioning: The property’s 1972 construction is older than the neighborhood’s average vintage (1987). That age profile points to potential value-add through targeted renovations and building systems upgrades to sharpen competitiveness against newer stock.
Tenure and demand depth (3-mile radius): Renter-occupied housing accounts for a significant share of units today, with projections indicating a shift toward a roughly balanced renter/owner split over the next five years. Forecast increases in households and higher-income cohorts within 3 miles expand the local renter pool, supporting occupancy stability and lease-up prospects.
Safety indicators compare favorably in a national context, with overall crime measures landing in the higher national percentiles (safer than most neighborhoods nationwide). Recent trend data also show sharp year-over-year declines in both property and violent offense rates, according to CRE market data from WDSuite.
At the metro level, the neighborhood tracks competitively among Miami-area peers across broad safety metrics. As always, investors should pair these trend indicators with property-level measures (lighting, access control, activation of common areas) to support resident experience and retention.
The area draws from a diverse corporate base that supports renter demand via manageable commutes, including energy, healthcare, consumer, and automotive headquarters and offices listed below.
- Mosaic — corporate offices (8.4 miles)
- Johnson & Johnson — corporate offices (10.9 miles)
- AutoNation — corporate offices (12.9 miles) — HQ
- World Fuel Services — energy & logistics (16.6 miles) — HQ
- Ryder System — transportation & logistics (16.8 miles) — HQ
17103 N Bay Rd combines a top-rated location with strong amenity access and a high-cost ownership landscape that reinforces rental demand. While neighborhood occupancy runs below metro norms, daily-life convenience (parks, restaurants, pharmacies) and top-quartile school ratings support leasing velocity and retention for well-positioned assets.
The 1972 vintage is older than the area’s average, pointing to value-add potential through targeted renovations and building systems upgrades. Within a 3-mile radius, projections indicate population growth, a larger household base, and rising incomes by 2028—factors that expand the renter pool and support long-run rentability. According to commercial real estate analysis from WDSuite, investors should balance these demand drivers against affordability pressure and plan for disciplined lease management.
- A+ neighborhood ranking (8 of 449) with top-tier amenities supports renter appeal
- High-cost ownership market sustains reliance on rentals and pricing power
- Older 1972 vintage offers value-add and CapEx-driven competitiveness upside
- 3-mile projections point to renter pool expansion and stronger income profiles
- Risk: Softer neighborhood occupancy and rent-to-income pressure require active lease and renewal management