| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 31st | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1555 W 37th St, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 2009 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1555 W 37th St Hialeah Multifamily, 2009 Vintage
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting steady leasing fundamentals for a professionally operated asset. With a renter-occupied housing share near half of units in the area, pricing power hinges on affordability management and unit quality.
Positioned in Hialeah’s Urban Core within the Miami-Miami Beach-Kendall metro, the property benefits from a dense amenity base. Restaurants and groceries are plentiful relative to most neighborhoods nationally, while parks are accessible; pharmacy options are more limited within the immediate area. Average public school ratings trend around mid-range, which is competitive among metro peers.
Occupancy in the neighborhood is 98.3% (Top quartile among 449 metro neighborhoods and high nationally), a signal of leasing stability for multifamily operators. The share of housing units that are renter-occupied is elevated locally, indicating a sizable tenant base and consistent turnover pipeline for value-focused product.
Vintage dynamics favor newer stock: the submarket’s average construction year skews older (late 1970s), while this asset’s 2009 delivery positions it competitively versus legacy properties. That relative youth can reduce near-term CapEx compared with older assets, though mid-life systems planning and selective modernization should still be expected over a hold period.
Within a 3-mile radius, demographics show households increasing even as population trends edge lower, pointing to smaller household sizes and a broader leasing pool. Forecasts also indicate rising household incomes and contract rents over the next five years, which can support rent growth and occupancy stability if operators align unit finishes and management with value expectations.
Home values in the neighborhood sit in a higher value-to-income tier compared with most U.S. neighborhoods, a high-cost ownership backdrop that tends to sustain reliance on rental housing. At the same time, rent-to-income levels run high locally, so disciplined rent setting and renewal strategies are important to maintain retention.
Safety indicators for the neighborhood trail both metro and national benchmarks, reflecting higher crime exposure than many Miami-area neighborhoods. Nationally, the neighborhood scores in a lower safety percentile, and its metro rank places it below the median among 449 neighborhoods. Recent year-over-year changes point to upticks in both property and violent offense estimates, underscoring the importance of security-conscious operations and active property management.
Investors typically mitigate these conditions with lighting, access control, and partnership with local community resources, while weighing insurance and operating practices accordingly. Conditions can vary within small areas; on-site diligence is recommended to assess block-level dynamics.
Nearby corporate anchors help support workforce housing demand and commute convenience, notably Johnson & Johnson, World Fuel Services, Ryder System, Lennar, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (3.4 miles)
- World Fuel Services — energy distribution & services (4.0 miles) — HQ
- Ryder System — logistics & transportation services (4.5 miles) — HQ
- Lennar — homebuilding corporate offices (6.5 miles) — HQ
- Mosaic — industrial & materials offices (12.3 miles)
This 96-unit property, built in 2009, competes well against older neighborhood stock and sits in a high-occupancy pocket of the Miami-Miami Beach-Kendall metro. Strong neighborhood occupancy and a renter-occupied housing share near half of units point to a durable tenant base. Based on CRE market data from WDSuite, ownership costs are relatively high versus local incomes, which tends to sustain reliance on multifamily housing; however, elevated rent-to-income levels make measured rent growth and renewal management essential for retention.
Forward-looking demographics within a 3-mile radius show more households and higher incomes over the next five years, expanding the renter pool even as average household size trends down. The asset’s 2009 vintage reduces near-term heavy systems risk versus older peers, though prudent mid-life CapEx planning and security-forward operations remain important given neighborhood safety positioning.
- High neighborhood occupancy supports leasing stability
- 2009 construction offers competitive positioning versus older stock with targeted modernization upside
- 3-mile household and income growth expand the renter base and support rent potential
- High-cost ownership context reinforces multifamily demand
- Risks: elevated rent-to-income ratios and below-median safety metrics require careful pricing and operations