| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 24th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1275 W 26th Pl, Hialeah, FL, 33010, US |
| Region / Metro | Hialeah |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1275 W 26th Pl Hialeah Multifamily Investment
Neighborhood occupancy trends sit above the metro median and a high renter-occupied share points to a deep tenant base, according to CRE market data from WDSuite. Built in 1984, the asset is newer than much of the surrounding stock, suggesting competitive positioning with potential for targeted system upgrades.
Located in Hialeah’s Inner Suburb within the Miami-Miami Beach-Kendall metro, the property benefits from strong everyday conveniences. The neighborhood ranks in the top quartile nationally for grocery and pharmacy access, with grocery and pharmacy density ranking 51st and 27th out of 449 metro neighborhoods, respectively. Restaurant availability is competitive nationally, while parks, cafes, and childcare are limited in the immediate neighborhood—an operating consideration for resident experience and marketing.
Occupancy across the neighborhood is above the metro median (rank 196 of 449; 76th percentile nationally), supporting leasing stability. Net operating income per unit for comparable areas trends in the upper-third nationally (73rd percentile), indicating potential for resilient fundamentals versus national peers, based on CRE market data from WDSuite.
Vintage context matters: the average neighborhood construction year skews older (1971). At 1984, this property is newer than the local average, which can aid competitiveness versus older stock; however, investors should still plan for aging systems and selective modernization to support tenant retention and pricing power.
Within a 3-mile radius, households increased over the past five years and are projected to expand further by 2028, even as average household size trends lower. This shift typically broadens the renter pool and supports occupancy. The 3-mile area shows a renter-occupied share above 50%, and at the immediate neighborhood level renter concentration is very high (rank 9 of 449), reinforcing depth of demand for multifamily units.
Affordability should be actively managed. Neighborhood rent-to-income ratios trend high, which can influence renewal strategy and concessions. School ratings score below national averages, a consideration for family-oriented demand, while elevated ownership costs in the broader Miami area generally sustain renter reliance on multifamily housing and can support lease retention.
Safety metrics in the immediate neighborhood trail national and metro benchmarks. The neighborhood’s crime rank is 406 out of 449 metro neighborhoods, indicating below-average safety within the Miami-Miami Beach-Kendall area. Nationally, overall safety sits below the median, with violent offense measures in lower percentiles and property offenses closer to midrange. Recent data also indicates year-over-year increases in reported violent and property offenses, warranting prudent security measures and resident communication.
Investors typically account for this profile through on-site lighting, access control, and partnership with local law enforcement, balancing operating costs with resident expectations. These steps can support retention and marketing while acknowledging that the neighborhood trends below national safety percentiles.
The area draws from a diversified employment base with corporate offices nearby, supporting workforce housing demand and commute convenience. Key employers within a short drive include World Fuel Services, Johnson & Johnson, Ryder System, Lennar, and Mosaic.
- World Fuel Services — energy services (3.8 miles) — HQ
- Johnson & Johnson — healthcare & consumer products (4.0 miles)
- Ryder System — logistics & transportation (5.1 miles) — HQ
- Lennar — homebuilding (6.2 miles) — HQ
- Mosaic — chemicals & fertilizers (11.8 miles)
1275 W 26th Pl combines neighborhood occupancy above the metro median with a very high renter-occupied share, signaling depth of demand and support for leasing stability. The 1984 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for value-add via system updates and modernization. Within a 3-mile radius, household counts have grown and are projected to expand further, which typically increases the renter pool and supports sustained occupancy. According to CRE market data from WDSuite, comparable areas show NOI per unit trending in the upper-third nationally, consistent with durable fundamentals in workforce-oriented submarkets.
Counterpoints include below-average school ratings, safety metrics that trail metro and national norms, and higher rent-to-income ratios that call for careful lease management. Amenity gaps (limited parks, cafes, and childcare within the immediate neighborhood) should be considered in marketing, on-site programming, and resident retention strategies. Overall, the asset’s location fundamentals, renter depth, and vintage positioning make it a credible candidate for steady operations with targeted value-add execution.
- Neighborhood occupancy above metro median supports lease stability
- High renter-occupied share indicates a deep tenant base
- 1984 vintage offers competitive positioning with selective modernization upside
- Risks: below-average safety and schools; elevated rent-to-income ratios require active lease management