| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 29th | Fair |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1169 W 35th St, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1973 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | $1,525,000 |
| Buyer | 1199 HIALEAH APTS INC |
| Seller | COLOMBINA HOLDINGS NV |
1169 W 35th St Hialeah Multifamily Investment
Neighborhood-level occupancy remains firm and renter demand is supported by a high share of renter-occupied housing units, according to WDSuite’s CRE market data. The stability signal is measured for the surrounding neighborhood, not the property.
Situated in Hialeah’s Urban Core, the property benefits from a renter-driven housing base: the neighborhood shows a strong concentration of renter-occupied units, which supports depth of the tenant pool and leasing durability. Neighborhood occupancy is solid, indicating generally steady absorption and retention at the sub-neighborhood scale, per commercial real estate analysis from WDSuite. These metrics reflect the neighborhood, not this specific asset.
Local livability indicators are mixed. Restaurant density is comparatively high (competitive nationally), while everyday neighborhood-serving options like cafés, groceries, parks, and pharmacies are thinner nearby relative to other areas of the Miami-Miami Beach-Kendall metro. School rating data is limited, so investors may want to underwrite to broader metro norms rather than block-level assumptions.
Housing stock skews older for the area (average vintage around 1970), and this property’s 1973 construction likely competes against similar-era buildings. That profile can warrant targeted capital planning for systems, common areas, and unit finishes, with potential value-add upside where renovations elevate rentability versus older peers.
Within a 3-mile radius, household counts have trended upward with smaller average household sizes, and forecasts point to further growth in households even as population levels edge lower. For investors, that combination typically implies a larger renter base over time and supports occupancy stability. Ownership costs are elevated relative to incomes locally, which tends to reinforce reliance on multifamily rentals and can aid lease retention; however, rent-to-income levels suggest some affordability pressure that merits careful rent-setting and renewal management.
Safety indicators are mixed compared with national benchmarks. Overall crime sits around the national midrange (about the 45th percentile nationally), signaling neither an outlier risk nor a top-tier safety profile at the neighborhood scale. Property offenses trend somewhat better than national averages (upper-half percentile), and recent estimates show year-over-year improvement in property crime.
Violent offense measures track below the national median for safety (lower percentile nationally), and recent estimates indicate an uptick. Investors may wish to reflect these signals in underwriting via security measures, lighting, and tenant communications. All statistics reference the broader neighborhood context rather than this specific property.
Proximity to established corporate offices supports a steady workforce renter base and commute convenience, with a cluster of employers within roughly 3–7 miles including Johnson & Johnson, World Fuel Services, Ryder System, and Lennar, plus Mosaic slightly farther out.
- Johnson & Johnson — corporate offices (3.5 miles)
- World Fuel Services — corporate offices (4.3 miles) — HQ
- Ryder System — corporate offices (5.1 miles) — HQ
- Lennar — corporate offices (6.7 miles) — HQ
- Mosaic — corporate offices (11.8 miles)
1169 W 35th St offers exposure to a renter-heavy Hialeah neighborhood with stable occupancy and a workforce-oriented demand base. Based on CRE market data from WDSuite, neighborhood occupancy trends are healthy and the share of renter-occupied units is high, which together support tenant depth and leasing stability at this location. The 1973 vintage positions the asset competitively versus older local stock while leaving room for targeted renovations to enhance rentability and operational performance.
Within a 3-mile radius, the number of households has increased and is expected to grow further even as population moderates, indicating a larger renter pool over time and potential support for occupancy. Elevated ownership costs relative to incomes in the metro reinforce reliance on rental housing, though rent-to-income levels point to affordability pressure that warrants disciplined rent setting, value-focused upgrades, and resident retention strategies.
- Renter-heavy neighborhood and steady occupancy underpin demand and leasing durability.
- 1973 vintage creates value-add opportunity through targeted unit and common-area upgrades.
- Household growth within 3 miles supports a larger future renter base and occupancy stability.
- High homeownership costs sustain renter reliance, aiding retention and pricing power.
- Risks: affordability pressure and mixed safety signals call for careful rent management and property-level security.