| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 31st | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1465 W 42nd Pl, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1465 W 42nd Pl, Hialeah FL — Multifamily Investment Overview
Neighborhood occupancy is tight at 98.3%, supporting lease stability and consistent renter demand, according to CRE market data from WDSuite. Renter concentration in the area also indicates a broad tenant base for smaller assets like this 22-unit property.
Located in Hialeah’s Urban Core within the Miami-Miami Beach-Kendall metro, the neighborhood rates B+ and shows strong renter fundamentals. Renter-occupied housing accounts for 52% of units, indicating a deep tenant pool, and neighborhood occupancy sits at 98.3%—a level that typically supports steady renewals and minimal downtime, based on CRE market data from WDSuite.
Daily-life amenities are a relative strength: restaurants and cafes rank in the top quartile nationally, and parks and grocery access also sit well above national averages. Average school ratings are modestly above national norms (around 3 out of 5 on average), which can aid leasing with family renters. One gap is pharmacy density, which lags, so residents may rely on nearby submarkets for certain services.
Homeownership remains a high-cost proposition relative to local incomes (value-to-income ratio is in a high national percentile), which can reinforce reliance on multifamily housing and support tenant retention. At the same time, the neighborhood’s rent-to-income readings signal affordability pressure for some renters; operators should plan for disciplined lease management and renewal strategies to balance pricing power with retention.
Demographic statistics are aggregated within a 3-mile radius. While population has edged down over recent years, households have increased and are projected to expand further as average household size trends smaller—dynamics that can enlarge the renter pool and support occupancy stability. The asset’s 1985 vintage is slightly newer than the neighborhood’s average building age (late 1970s), suggesting relative competitiveness versus older stock, though common-area and systems modernization may still unlock value-add upside.
Safety indicators are mixed in a metro and national context. Within the Miami-Miami Beach-Kendall metro’s 449 neighborhoods, this area trends safer than many peers, while nationally it sits below the median safety percentile, according to WDSuite’s CRE market data. Property crime levels track closer to national mid-range, whereas violent crime ranks weaker nationally; recent year-over-year readings show modest increases, which investors should monitor as part of standard risk management.
For underwriting, a practical takeaway is to budget for lighting, access control, and community engagement measures typical for dense urban cores, and to benchmark insurance assumptions to recent local trends rather than historical lows.
Proximity to a diversified employment base supports demand for workforce housing and reduces commute friction. Nearby employers include Johnson & Johnson, World Fuel Services, Ryder System, Lennar, and Mosaic—providing a mix of corporate offices and headquarters that can underpin leasing stability.
- Johnson & Johnson — corporate offices (3.1 miles)
- World Fuel Services — corporate offices (4.3 miles) — HQ
- Ryder System — corporate offices (4.6 miles) — HQ
- Lennar — corporate offices (6.9 miles) — HQ
- Mosaic — corporate offices (12.3 miles)
This 22-unit asset at 1465 W 42nd Pl benefits from a renter-leaning neighborhood (52% renter-occupied) and tight area occupancy at 98.3%, which historically supports limited turnover and steadier cash flows. According to CRE market data from WDSuite, local amenity access is a strength and ownership costs are elevated relative to incomes, reinforcing multifamily demand. The 1985 construction offers a slight age advantage versus much of the surrounding stock, with potential to capture value through selective renovations and systems upgrades.
Forward-looking demographics within a 3-mile radius indicate household growth alongside smaller household sizes, expanding the effective renter pool even as population trends soften. Operators should balance pricing with retention given rent-to-income pressure signals, but the combination of location fundamentals, employment access, and value-add potential presents a durable long-term thesis.
- Tight neighborhood occupancy supports lease stability and lowers downtime risk
- Renter concentration (52% renter-occupied) indicates a deep tenant base
- 1985 vintage offers value-add potential via targeted renovations and system upgrades
- Amenity-rich urban location near major employers supports demand and retention
- Risk: rent-to-income pressure warrants disciplined renewal and loss-to-lease management