| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18100 NW 68th Ave, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1997 |
| Units | 22 |
| Transaction Date | 2011-12-19 |
| Transaction Price | $6,600,000 |
| Buyer | NEW GREEN VISTA LLC |
| Seller | GREEN VISTA APARTMENTS LTD |
18100 NW 68th Ave Hialeah FL Multifamily Opportunity
Solid renter demand and above-average neighborhood occupancy support income stability, according to WDSuite’s CRE market data. Positioning near major employers and daily amenities enhances leasing durability for a well-kept 1997 asset in Miami-Dade.
The property sits in Hialeah’s Urban Core within the Miami–Miami Beach–Kendall metro, where neighborhood fundamentals are competitive among 449 metro neighborhoods. Neighborhood occupancy trends are stronger than many U.S. peers (top-third nationally), supporting steady leasing momentum and retention for professionally managed assets.
Daily convenience is a local strength: restaurants, cafes, groceries, and pharmacies rank well versus national peers, indicating ample amenity coverage for residents. Park access is limited within the immediate neighborhood, so on-site open space or nearby recreational alternatives can be a differentiator for tenant experience.
The 1997 construction is newer than the neighborhood’s average 1987 vintage, providing a competitive edge versus older stock; nevertheless, selective modernization of interiors, common areas, and building systems may unlock value-add upside and support rent positioning. Neighborhood renter concentration is high (about six in ten housing units are renter-occupied), which points to a deep tenant base and consistent demand for multifamily product.
Within a 3-mile radius, population and households have grown and are projected to continue expanding, with household sizes trending slightly smaller. Rising median incomes and sustained rent growth expectations indicate room for disciplined revenue management, though elevated rent-to-income in the neighborhood signals affordability pressure that owners should monitor for lease management and renewal strategies. Home values are relatively elevated for local incomes, which tends to reinforce reliance on rental housing and can support occupancy stability over time. These dynamics are based on WDSuite’s commercial real estate analysis of the neighborhood and surrounding area.
Neighborhood safety indicators sit below the national average, with the area ranking in the lower half among 449 Miami–Miami Beach–Kendall metro neighborhoods. Recent trends show improvement in property offenses on a year-over-year basis, suggesting some easing in nonviolent incidents even as overall safety remains a monitoring point for owners and managers.
In national terms, the neighborhood’s crime percentiles indicate higher exposure than many U.S. neighborhoods; however, the recent decline in property offenses provides a constructive directional signal. Investors should weigh standard security, lighting, and access controls, and emphasize community management to support resident satisfaction and retention.
Proximity to diverse employers supports workforce housing demand and commute convenience, including healthcare products, logistics, energy services, homebuilding, and chemicals. These nodes help sustain a broad tenant base and leasing stability.
- Johnson & Johnson — healthcare products (2.6 miles)
- Ryder System — logistics & transportation (6.6 miles) — HQ
- World Fuel Services — energy distribution (9.2 miles) — HQ
- Lennar — homebuilding (11.7 miles) — HQ
- Mosaic — chemicals (14.7 miles)
This 1997, 22-unit property in Hialeah benefits from a renter-heavy neighborhood, competitive amenity coverage, and occupancy levels that outperform many areas nationally. The vintage is newer than the local average, offering relative competitiveness versus older inventory and potential value-add through targeted interior and systems updates. According to CRE market data from WDSuite, sustained household growth within a 3-mile radius and proximity to major employers support a durable tenant base and ongoing leasing stability.
Investors should manage to affordability and school-quality perceptions, but the high share of renter-occupied housing units, improving property offense trendlines, and a strong convenience retail/dining fabric point to steady demand. Execution focus on renewals, expense control, and selective upgrades can position the asset to track neighborhood rent growth while balancing retention risk.
- Renter-heavy neighborhood with competitive occupancy supports stable tenant demand
- 1997 vintage newer than area average, with value-add potential via targeted updates
- Amenity-rich setting near major employers underpins leasing durability
- Managing affordability pressures and school perceptions is key to retention