| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17300 NW 68th Ave, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1982 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17300 NW 68th Ave, Hialeah Investment Snapshot
Neighborhood occupancy is steady and renter demand is deep, according to CRE market data from WDSuite, supporting durable income potential at and around this address. The take-away for investors is stable leasing dynamics in a renter-oriented pocket of northwest Miami-Dade.
This Urban Core neighborhood carries a B+ neighborhood rating and is competitive among Miami-Miami Beach-Kendall neighborhoods (145th of 449), per WDSuite’s CRE market data. Local occupancy for the neighborhood sits in the 72nd national percentile, indicating relatively steady tenant retention versus U.S. norms. A high share of housing units are renter-occupied (61.1%, 94th percentile nationally), pointing to a deep tenant base for multifamily owners.
Daily conveniences are a strength: restaurants and cafes rank in the low 100s out of 449 metro neighborhoods and land in the low 90s nationally for density, while grocery and pharmacy access score in the mid-80s percentiles. Park access is limited, which may modestly affect outdoor amenity appeal. Average school ratings sit near the lower end nationally, a factor to consider for resident profiles that prioritize schools.
Home values in the area reflect a higher-cost ownership market relative to local incomes (value-to-income ratio at a high national percentile), which tends to reinforce reliance on rental housing and can support pricing power and lease-up velocity for well-positioned assets. At the same time, the neighborhood’s rent-to-income levels indicate affordability pressure, so asset management should emphasize renewals, concessions discipline, and unit mix sensitivity.
Demographics within a 3-mile radius show modest population growth alongside a larger increase in households and a trend toward smaller average household size. Rising median and mean household incomes and a growing families count point to a broadening renter pool and support for occupancy stability. For this specific asset’s 1982 vintage (versus a neighborhood average year of 1987), investors should underwrite ongoing capital needs and potential value-add through unit and common-area updates to compete effectively with newer stock.
Relative to national norms, this neighborhood sits below average on safety metrics (overall crime around the 40th national percentile), with violent offense measures in lower percentiles. Property offense rates have improved, with an estimated double-digit year-over-year decline and improvement that ranks above many U.S. neighborhoods. Investors should view safety as mixed: trending better on property crime, but still not in the top quartile nationally.
At the metro level (Miami-Miami Beach-Kendall), the area is not among the safest cohorts but remains competitive with several Urban Core peers. As always, block-level conditions vary; prudent operators can mitigate risk through lighting, access controls, and community engagement, alongside coordination with local partners.
Proximity to major corporate offices underpins steady renter demand through commute convenience. Nearby employment nodes include Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic, supporting a diversified white-collar and services workforce.
- Johnson & Johnson — corporate offices (2.0 miles)
- Ryder System — corporate offices (6.3 miles) — HQ
- World Fuel Services — corporate offices (8.7 miles) — HQ
- Lennar — corporate offices (11.2 miles) — HQ
- Mosaic — corporate offices (14.3 miles)
The investment case centers on a renter-oriented neighborhood with occupancy in the 72nd national percentile and a high renter-occupied share, supporting depth of demand and leasing stability. Elevated ownership costs relative to incomes bolster reliance on rentals, while 3-mile demographics indicate modest population growth, a larger increase in households, and rising incomes — all supportive of a broader tenant base. According to CRE market data from WDSuite, the property’s 1982 vintage is slightly older than the neighborhood average, suggesting value-add potential through selective renovations and systems upgrades to maintain competitiveness.
Balanced against these positives are affordability pressures (high rent-to-income levels), below-average school ratings, limited park access, and safety metrics that trail national leaders, though property crime trends have improved. Underwriting that leans into renewals, resident retention, and thoughtful capex planning should position the asset to capture steady demand.
- Renter-driven submarket with occupancy stability and deep tenant base
- Elevated ownership costs support rental demand and pricing power
- 1982 vintage offers value-add upside via targeted renovations
- 3-mile area shows household growth and rising incomes, supporting leasing
- Risks: affordability pressure, below-average schools, limited parks, and mixed safety