| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 31st | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1905 W 54th St, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1981 |
| Units | 30 |
| Transaction Date | 2021-08-27 |
| Transaction Price | $23,631,300 |
| Buyer | MEADOWGREEN PRESERVATION LLC |
| Seller | CC MEADOWGREEN REALTY LLC |
1905 W 54th St Hialeah Multifamily Investment
Neighborhood fundamentals show high renter concentration and occupancy stability measured for the surrounding area, according to WDSuite’s CRE market data, supporting durable tenant demand for this Hialeah asset.
Situated in Hialeah’s Urban Core, the neighborhood carries a B rating and ranks 198 out of 449 metro neighborhoods—above the metro median—indicating balanced livability with investor-friendly fundamentals. Amenity access is competitive among Miami-Miami Beach-Kendall neighborhoods, with dining, cafes, and pharmacies concentrated at levels that test in the top decile nationally, supporting day-to-day convenience and renter appeal.
Renter-occupied share is elevated at the neighborhood level (58.9%), signaling a deep tenant base for multifamily operators and helping support leasing velocity and occupancy stability over time. Neighborhood occupancy is strong at roughly the high-90s, reinforcing steady in-place demand rather than heavy lease-up risk. Median asking rents in the neighborhood track above national norms (around the upper quartiles), which pairs with a high rent-to-income ratio; investors should manage renewals and increases with attention to affordability pressure to support retention.
Demographic statistics aggregated within a 3-mile radius show households increasing even as total population edges down, implying smaller household sizes and an expanding household count that can translate to a broader renter pool. Forward-looking projections within this radius indicate continued growth in households and incomes alongside rising market rents, which can support long-run demand depth and pricing power if managed carefully.
The average construction year in the immediate neighborhood is early 1980s; this 1981 asset is slightly older than the local average, suggesting routine capital planning and potential value-add or modernization to sharpen competitive positioning against nearby stock. Notably, while restaurants, cafes, and pharmacies are plentiful, there are few parks and grocery options within the neighborhood boundary itself, so residents may rely on adjacent areas for those needs.
Safety indicators for the neighborhood sit near the middle of the pack locally (ranked 215 out of 449 metro neighborhoods), and below the national middle on several measures, indicating conditions that warrant standard operating vigilance rather than premium-safety expectations. Property offenses are around the national midpoint but have improved meaningfully over the last year, while violent-offense metrics test in lower national percentiles, underscoring the need for typical security practices and tenant communication.
Investors should view safety as comparable to many Miami-area urban neighborhoods—neither top-tier nor atypically challenged—with recent decline in property offense rates providing a constructive directional trend.
The location is positioned for workforce housing, with proximity to regional corporate offices that help sustain a consistent renter base and support retention through commute convenience. Key nearby employers include Johnson & Johnson, Ryder System, World Fuel Services, and Lennar.
- Johnson & Johnson — corporate offices (2.6 miles)
- Ryder System — corporate offices (4.1 miles) — HQ
- World Fuel Services — corporate offices (4.8 miles) — HQ
- Lennar — corporate offices (7.3 miles) — HQ
- Mosaic — corporate offices (12.9 miles)
1905 W 54th St offers a 30-unit foothold in a renter-heavy Hialeah submarket where neighborhood occupancy remains strong and amenity density supports day-to-day convenience. Based on CRE market data from WDSuite, the surrounding neighborhood shows high renter concentration and occupancy stability, which together point to steady tenant demand and reduced lease-up risk. The asset’s 1981 vintage is slightly older than the local early-1980s average, creating potential for targeted renovations or system upgrades to drive rentability and preserve competitiveness.
Within a 3-mile radius, households are increasing and incomes are trending higher even as population softens—signals that can expand the renter pool and support rent growth management. Elevated neighborhood rent levels relative to national norms and a high rent-to-income ratio argue for careful renewal strategies, while limited park and grocery options and midpack safety metrics are manageable considerations rather than thesis-breakers.
- Renter-heavy neighborhood and high occupancy support demand stability and leasing continuity.
- Amenity density (dining, cafes, pharmacies) enhances renter appeal and day-to-day livability.
- 1981 vintage presents value-add and modernization opportunities versus early-1980s local stock.
- 3-mile household growth and rising incomes can expand the tenant base and support pricing power.
- Risks: elevated rent-to-income ratios, midpack safety, and fewer nearby parks/groceries require attentive operations.