| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 63rd | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17200 NW 64th Ave, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1991 |
| Units | 48 |
| Transaction Date | 1993-12-10 |
| Transaction Price | $11,900,000 |
| Buyer | NEW LAKERIDGE LLC |
| Seller | TMT LAKERIDGE AT THE MOORS INC |
17200 NW 64th Ave Hialeah Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by a high renter-occupied share locally, according to WDSuite’s CRE market data. This positioning suggests stable leasing with room for selective value-add to enhance returns.
Located in Hialeah within the Miami-Miami Beach-Kendall metro, the property sits in a neighborhood rated A and ranked 44 out of 449 metro neighborhoods — competitive among Miami neighborhoods. Amenity access is a strength: neighborhood measures for grocery, cafes, restaurants, and pharmacies track in high national percentiles, supporting daily convenience and retention for renters. Park access is limited, which investors should consider when programming on-site open space or nearby partnerships.
For multifamily demand, the neighborhood s occupancy is strong by national standards (94.8% for the neighborhood), and the share of housing units that are renter-occupied is high at 66.2%. Framed for investors, this depth of renter concentration helps sustain a stable tenant base and supports leasing velocity through cycles.
Demographic indicators aggregated within a 3-mile radius show households and families increasing over the last five years while overall population held roughly flat, implying smaller average household sizes and a broader renter pool. Forward-looking projections point to continued household growth and higher incomes, which, together with projected rent growth, support ongoing absorption and pricing power without over-relying on in-migration.
The property s 1991 vintage is older than the neighborhood average (2006). For investors, this suggests planning for targeted capital improvements and value-add strategies to remain competitive against newer stock, while leveraging the submarket s amenity density and renter demand to drive post-renovation performance.
Safety trends should be viewed in context. The neighborhood s crime rank is 280 out of 449 metro neighborhoods, indicating conditions that trail stronger-performing parts of Miami. Nationally, the area scores below the middle of the pack, but recent data shows notable improvement in property-related incidents over the past year, which is a constructive trend for long-term investors to monitor.
Investors should weigh mixed signals: property offenses show a meaningful year-over-year decline, while violent offense measures are not top-tier nationally. Positioning, visibility, and property operations (lighting, access control, and partnerships with professional security where appropriate) can help mitigate risk and support resident retention.
Nearby employment anchors span healthcare, logistics, energy, and homebuilding corporate roles, supporting a diversified renter base and commute convenience for workforce and professional tenants. The list below highlights proximate corporate offices that can underpin leasing stability.
- Johnson & Johnson — corporate offices (1.9 miles)
- Ryder System — logistics & transportation (6.5 miles) — HQ
- World Fuel Services — energy & fuel services (8.8 miles) — HQ
- Lennar — homebuilding (11.3 miles) — HQ
- Mosaic — corporate offices (14.1 miles)
This 48-unit asset s case rests on steady neighborhood fundamentals and attainable operational upside. Based on CRE market data from WDSuite, neighborhood occupancy is solid relative to national benchmarks and the renter-occupied share is high, supporting a deep tenant base and durable demand. Amenity coverage for daily needs is strong, which can aid retention even as new supply competes across the broader Miami metro.
The 1991 vintage is older than nearby stock on average, creating a clear value-add path through interior modernization and selective systems upgrades to strengthen competitive positioning. Within a 3-mile radius, household counts and incomes have risen, and projections indicate continued growth alongside rising contract rents — a constructive backdrop for underwriting rent lifts tied to renovation scope while maintaining focus on affordability management to sustain occupancy.
- Solid neighborhood occupancy and high renter-occupied share support leasing stability
- Amenity-rich location (grocery, cafes, pharmacies, restaurants) reinforces resident convenience and retention
- 1991 vintage offers renovation and systems-upgrade upside versus newer competitive stock
- 3-mile household and income growth, with projected rent gains, underpins value-add pricing power
- Risks: safety ranks trail stronger Miami submarkets and park access is limited; proactive operations and amenity programming recommended