| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 24th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1301 W 26th Pl, Hialeah, FL, 33010, US |
| Region / Metro | Hialeah |
| Year of Construction | 1973 |
| Units | 27 |
| Transaction Date | 2021-08-27 |
| Transaction Price | $4,800,000 |
| Buyer | PALMA SORIANO LLC |
| Seller | CLEARVIEW HIALEAH APARTMENTS LLC |
1301 W 26th Pl Hialeah 27-Unit Multifamily
Neighborhood occupancy trends are above the metro median and in the top quartile nationally, signaling stable renter demand around the property, according to WDSuite’s CRE market data. The immediate area shows a high renter-occupied housing share, pointing to a deep tenant base for sustained leasing.
Livability signals are mixed but investable for workforce housing. Neighborhood occupancy ranks above the Miami-Miami Beach-Kendall metro median and sits in the top quartile nationally, which supports income stability at nearby assets. The local renter-occupied share is exceptionally high, indicating a broad tenant pool for multifamily, though lease management should remain attentive to affordability pressure.
Amenities tilt toward daily needs: grocery and pharmacy availability rank in the top quartile to near the top decile nationally, while neighborhood cafes, childcare, and park space are limited. School ratings trend below national norms; for family-oriented units, operators may need to emphasize unit features and convenience to offset local school quality.
Within a 3-mile radius, households increased over the last five years and are projected to rise further even as population trends soften, reflecting smaller household sizes and a wider spread of households. This dynamic typically expands the renter pool and can support occupancy stability, provided pricing remains aligned with local incomes.
The property’s early-1970s vintage (1973) is slightly newer than the neighborhood average stock from the early 1970s. Investors should plan for ongoing capital improvements and potential value-add renovations to keep competitive against newer product while addressing aging systems.
On pricing and income context, rents have risen in recent years while the neighborhood’s rent-to-income ratio signals elevated affordability pressure relative to national norms. For operators, this argues for careful renewal strategies and amenity-light efficiencies to protect retention and reduce turnover.
Safety outcomes in the surrounding neighborhood trend below national and metro averages based on comparative ranks and percentiles. In national terms, the area sits below the midpoint for safety, and at the metro level it ranks in a weaker cohort among 449 neighborhoods. These figures characterize broader neighborhood conditions rather than conditions at any specific property or block.
For underwriting, consider measures that support resident confidence—lighting, access control, and coordination with local patrol patterns—alongside tenant screening and community standards. Monitoring multi-year trends is advisable to gauge whether safety is improving or requires sustained operational focus.
The area draws on a diverse employment base anchored by energy logistics, healthcare products, transportation and logistics, homebuilding, and industrials. These nearby employers support commute convenience for renters and can contribute to leasing resilience.
- World Fuel Services — energy logistics (3.8 miles) — HQ
- Johnson & Johnson — healthcare products (4.0 miles)
- Ryder System — transportation & logistics (5.0 miles) — HQ
- Lennar — homebuilding (6.1 miles) — HQ
- Mosaic — fertilizers (11.8 miles)
This 27-unit, early-1970s asset in Hialeah is positioned for durable occupancy given neighborhood fundamentals: above-metro-median and top-quartile national occupancy, a very high renter-occupied housing share, and proximity to a diversified employer base. According to CRE market data from WDSuite, local rent trends and household expansion within a 3-mile radius point to an expanding renter pool even as population growth moderates, favoring steady leasing with disciplined pricing.
The 1973 vintage suggests thoughtful capital planning can unlock value through system updates and targeted interior improvements to remain competitive against newer supply. Operators should balance rent growth objectives with affordability-aware renewal strategies and attention to safety and amenity-light efficiencies to support retention and NOI.
- Above-metro-median and top-quartile national occupancy supports income stability
- Very high renter-occupied share indicates deep tenant base for multifamily
- 1973 vintage offers value-add potential with targeted system and interior updates
- Risks: elevated rent-to-income ratios, below-average neighborhood safety, and limited lifestyle amenities require disciplined operations