| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 73rd | Best |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14635 Bull Run Rd, Hialeah, FL, 33014, US |
| Region / Metro | Hialeah |
| Year of Construction | 1979 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14635 Bull Run Rd Hialeah Multifamily Investment
Neighborhood-level occupancy has held in the low-90s and renter demand is supported by strong amenity access, according to WDSuite’s CRE market data. This positioning favors steady leasing while leaving room to enhance operations through targeted upgrades.
The property sits in an Inner Suburb pocket of Hialeah that ranks 7th out of 449 Miami-metro neighborhoods (A+). Investors benefit from a daily-needs ecosystem: cafes and restaurants index in the mid-90s nationally, with pharmacies and parks also testing the 80th–90th percentiles. This density of services supports retention and reduces friction for working households.
At the neighborhood level, renter concentration is high, signaling a deep tenant base and consistent multifamily demand. Median contract rents and home values both trend above national medians, which typically sustains reliance on rental options and helps preserve pricing power without overextending affordability.
Within a 3-mile radius, demographics indicate a larger tenant base over time: households grew over the last five years and are projected to expand further while average household size trends smaller. That shift can translate into more renters entering the market and supports occupancy stability for mid-size assets.
Vintage matters here. With a 1979 construction year in a neighborhood where the average vintage skews newer (late-1980s), investors can underwrite selective capex and value-add to sharpen competitive positioning against younger stock, particularly by modernizing interiors and addressing aging systems.
Safety indicators are mixed relative to broader benchmarks. The neighborhood’s crime rank places it in the lower tier compared with 449 Miami-metro neighborhoods (ranked 391), and national percentiles point to higher-than-average incident rates. However, recent data show property-related offenses declining year over year, suggesting some improvement in trends. Investors typically respond with pragmatic measures such as lighting upgrades, access control, and community standards to support resident experience and retention.
Nearby employers span healthcare products, logistics, energy distribution, homebuilding, and chemicals, providing a diversified employment base that supports renter demand and commute convenience for the neighborhood.
- Johnson & Johnson — healthcare products (1.2 miles)
- Ryder System — logistics (5.5 miles) — HQ
- World Fuel Services — energy distribution (7.6 miles) — HQ
- Lennar — homebuilding (10.2 miles) — HQ
- Mosaic — chemicals (13.8 miles)
This 101-unit, 1979-vintage asset sits in a top-ranked Miami suburban neighborhood with strong amenity access and a deep renter pool. Based on CRE market data from WDSuite, neighborhood occupancy has remained resilient in the low-90s and renter concentrations are elevated, supporting a steady tenant base. Elevated ownership costs locally reinforce rental demand, giving landlords room to manage pricing alongside income growth and retention strategies.
Within a 3-mile radius, households have increased and are projected to expand further even as average household size trends smaller—conditions that typically broaden the renter pool and support leasing stability. Given its older vintage relative to neighborhood norms, the property presents value-add potential through targeted renovations and system updates to compete effectively with newer stock.
- High-ranking Inner Suburb location with dense amenities that support retention and daily convenience
- Resilient neighborhood occupancy and elevated renter concentration underpin steady leasing
- 1979 vintage offers value-add and capex angles to strengthen competitiveness versus newer properties
- 3-mile household growth and shrinking household size point to a broader renter base over time
- Risk: Safety metrics trail metro and national norms; proactive security and resident engagement are key to retention