| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17700 NW 67th Ave, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $15,825,000 |
| Buyer | CEEBRAID & SIGNAL PORTFOLIO LTD |
| Seller | GLENEAGLES INVESTORS |
17700 NW 67th Ave Hialeah Multifamily Investment
Neighborhood occupancy trends are solid and renter demand is deep, according to WDSuite’s CRE market data, supporting steady performance for well-managed units in this pocket of Miami-Dade. The thesis centers on durable workforce demand and leasing resilience at the neighborhood level rather than property-specific guarantees.
This Urban Core location in Hialeah benefits from strong daily-life convenience. Restaurant and cafe density is competitive among Miami-Miami Beach-Kendall neighborhoods, and grocery access rates above national averages, helping properties capture walk-to-amenity appeal for residents. However, park access is limited, which may modestly weigh on lifestyle positioning for outdoor-oriented renters.
For investors, neighborhood occupancy sits above national norms, and the share of renter-occupied housing units is high, indicating a sizable tenant base that can support leasing stability and renewal velocity. These are neighborhood-level indicators, not property performance, but they point to depth of demand for multifamily product.
Within a 3-mile radius, population has nudged upward while household counts have grown more meaningfully, with forecasts calling for additional household gains and slightly smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability and leasing throughput for professionally operated assets, based on CRE market data from WDSuite.
Ownership remains a higher-cost path in this area relative to incomes, which tends to sustain reliance on rental housing and can support pricing power when managed carefully. At the same time, rent-to-income ratios signal affordability pressure for some households, so effective revenue management and retention strategies remain important.
Safety indicators for the neighborhood track below the national midpoint overall, with violent-offense metrics also below national averages. That said, recent data show property offense rates trending down by roughly one-fifth year over year, an improvement worth monitoring over subsequent periods. These are neighborhood-level trends and can vary by block and property operations.
Compared with other areas in the Miami-Miami Beach-Kendall metro (449 neighborhoods), the area performs mid-pack rather than top-tier. Investors typically mitigate location risk through on-site security practices, lighting, and community engagement while aligning underwriting with submarket comparables.
The immediate area draws from a diverse white-collar and logistics-oriented employment base that supports renter demand and commute convenience, led by Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (2.3 miles)
- Ryder System — logistics & transportation (6.6 miles) — HQ
- World Fuel Services — energy services (9.0 miles) — HQ
- Lennar — homebuilding (11.6 miles) — HQ
- Mosaic — chemicals & fertilizers offices (14.4 miles)
This 22-unit asset sits in a renter-heavy neighborhood where occupancy trends are above national norms, pointing to a deep tenant base and stable leasing fundamentals. Amenities skew toward restaurants, cafes, and daily services, which helps with resident retention despite limited park access. Within a 3-mile radius, households have grown and are projected to expand further while average household size trends lower—signals that typically broaden the renter pool and support occupancy stability, based on commercial real estate analysis from WDSuite.
From a revenue perspective, ownership costs in the area remain elevated relative to incomes, which supports sustained reliance on multifamily rentals. Still, rent-to-income ratios indicate affordability pressure for some households, so disciplined renewal strategies and expense control are key to maintaining NOI durability versus metro benchmarks.
- Renter-occupied housing concentration supports a larger tenant base and leasing continuity.
- Neighborhood occupancy trends above national norms underpin near-term stability.
- Amenity-rich corridor (restaurants, cafes, grocery) aids retention and leasing velocity.
- Household growth within 3 miles and smaller household sizes expand the renter pool.
- Risks: affordability pressure (rent-to-income), limited park access, and mid-pack safety metrics.