| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 31st | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2225 W 60th St, Hialeah, FL, 33016, US |
| Region / Metro | Hialeah |
| Year of Construction | 1988 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $1,450,000 |
| Buyer | FANO ESTHER R |
| Seller | FANO JOSE F |
2225 W 60th St, Hialeah FL Multifamily Opportunity
Neighborhood occupancy is firmly above the metro median and renter concentration is deep, pointing to durable tenant demand, according to WDSuite’s CRE market data. This positioning supports stable operations in Hialeah while offering scope to compete on finishes and management efficiency.
Located in Hialeah’s Urban Core, the property benefits from a renter-occupied housing share of 58.9% in the neighborhood, indicating a sizable tenant base for multifamily owners. The neighborhood’s occupancy rate is above the metro median (ranked 180 of 449), which supports leasing stability and reduces downtime risk in normal market conditions.
Local amenity access skews toward daily-needs and dining: restaurant density tracks in the 96th percentile nationally, with cafes and pharmacies around the mid‑90s percentiles. However, immediate access to parks and full‑service grocery options is limited inside the neighborhood. For operations, this mix tends to favor convenience‑driven renters but may require positioning around delivery services and nearby retail corridors.
Demographic statistics aggregated within a 3‑mile radius show households increased over the last five years and are projected to expand further through 2028 alongside smaller average household sizes. That combination generally enlarges the renter pool and can support occupancy stability and steady leasing velocity for well‑managed assets.
Ownership remains a higher‑cost proposition relative to local incomes (value‑to‑income ratio sits high nationally), which typically sustains reliance on multifamily housing. At the same time, neighborhood rent-to-income levels are elevated, suggesting affordability pressure that investors should manage through measured rent setting, renewal strategies, and amenity value. Built in 1988—newer than the neighborhood’s average vintage—this asset can compete effectively against older stock while still benefiting from targeted system updates and common‑area refreshes to drive rent premiums.
Neighborhood safety trends are mixed relative to broader benchmarks. Overall crime ranks near the metro median (215 out of 449 Miami-area neighborhoods), placing the area roughly in the middle of regional peers. Nationally, violent offense metrics sit below the national median, while property offense levels are closer to average.
Notably, estimated property offense rates improved year over year, with a material decline reported, which is a constructive trend for resident retention and leasing narratives. Given variability by block and corridor, investors commonly verify asset‑specific security practices and monitor local trendlines during underwriting and renewal planning.
Proximity to a diversified employment base supports commute convenience and renter retention, with nearby corporate offices spanning healthcare, transportation logistics, energy, and homebuilding.
- Johnson & Johnson — healthcare corporate offices (2.6 miles)
- Ryder System — transportation & logistics (3.6 miles) — HQ
- World Fuel Services — energy & fuel services (4.9 miles) — HQ
- Lennar — homebuilding (7.5 miles) — HQ
- Mosaic — chemicals (13.6 miles)
This 30‑unit asset at 2225 W 60th St sits in a neighborhood with above‑median metro occupancy and a high renter concentration, supporting durable leasing. According to CRE market data from WDSuite, amenity access tilts strongly toward restaurants and daily services, which aligns with workforce‑oriented demand even as nearby park and grocery access is thinner. The 1988 construction is newer than the neighborhood average, offering competitive positioning versus older inventory with potential upside from targeted modernization and operational improvements.
Within a 3‑mile radius, household counts have grown and are projected to increase further as average household size declines—dynamics that typically expand the renter pool and help sustain occupancy. High ownership costs relative to incomes reinforce multifamily demand, though elevated rent‑to‑income levels warrant disciplined rent setting and renewal management to balance pricing power with retention.
- Above‑median neighborhood occupancy and strong renter concentration support stable leasing
- 1988 vintage competes well versus older stock; focused upgrades can unlock value
- 3‑mile household growth and smaller household sizes point to a larger tenant base
- Dense dining and daily‑needs amenities bolster convenience for residents
- Risks: elevated rent‑to‑income levels, mixed safety relative to national benchmarks, and limited nearby parks/grocers