| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 32nd | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 W 56th St, Hialeah, FL, 33016, US |
| Region / Metro | Hialeah |
| Year of Construction | 1989 |
| Units | 103 |
| Transaction Date | 2011-08-24 |
| Transaction Price | $3,807,400 |
| Buyer | 245 C & C LLC |
| Seller | CFP VILLAS LLC |
2500 W 56th St, Hialeah — Renter Demand Hub
Neighborhood occupancy is high and stable, supporting income consistency at this address, according to WDSuite’s CRE market data. Proximity to major employment nodes and dense retail further underpins day-to-day renter demand.
Situated in Hialeah’s Urban Core, the property benefits from a neighborhood rated A and competitive among Miami–Miami Beach–Kendall submarkets (top quartile among 449 metro neighborhoods). Neighborhood multifamily occupancy is strong, indicating resilient leasing fundamentals at the neighborhood level rather than the property specifically.
Amenity access is a clear strength: grocery, restaurant, pharmacy, and park density are all in the top percentiles nationally, offering convenient daily needs and lifestyle options that help with leasing velocity and retention. This concentration of services typically supports stable renter appeal and reduces friction during lease-ups.
Renter concentration is elevated, with a majority of housing units renter-occupied in the neighborhood, signaling a deep tenant base for multifamily. Median contract rents in the neighborhood have risen over the past five years, while occupancy has remained firm, pointing to durable demand rather than transient spikes.
Within a 3-mile radius, households have increased even as average household size has trended lower, and forecasts point to further household growth and smaller household sizes ahead. This mix typically expands the renter pool and supports occupancy stability for professionally managed apartments.
Homeownership remains a higher-cost path relative to local incomes (high value-to-income ratios versus national norms), which tends to sustain reliance on rental housing and can support pricing power. At the same time, higher rent-to-income levels in the neighborhood warrant attentive lease management to balance rent growth with retention.
The asset’s 1989 vintage is slightly newer than the neighborhood’s average construction year. Investors should plan for aging systems and targeted renovations while recognizing competitive positioning versus older stock in the submarket.
Safety indicators for the neighborhood sit around national averages, based on WDSuite’s data. Recent trends show violent offense rates moving lower year over year, while property offenses increased over the same period. For investors, this suggests standard property-level security practices and lighting/visibility improvements can help support tenant retention without requiring extraordinary measures.
Nearby corporate offices provide a broad employment base that supports workforce housing demand and short commutes for residents, including Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (3.2 miles)
- Ryder System — corporate offices (3.2 miles) — HQ
- World Fuel Services — corporate offices (4.4 miles) — HQ
- Lennar — corporate offices (7.0 miles) — HQ
- Mosaic — corporate offices (13.8 miles)
This 1989-vintage, 103-unit asset sits in a top-quartile Miami metro neighborhood where amenity density and a large renter base support steady absorption. Neighborhood occupancy remains high, and ownership costs relative to incomes tend to keep households engaged with rental options, according to CRE market data from WDSuite. The vintage positions the property competitively against older stock, with scope for targeted capital projects to enhance rentability.
Within a 3-mile radius, rising household counts alongside smaller household sizes point to a growing renter pool, even as population growth is mixed. Nearby corporate offices broaden the employment base and reinforce commute convenience, supporting leasing stability. Key watch items include elevated rent-to-income levels and recent property offense upticks, which call for thoughtful lease management and pragmatic security measures.
- High neighborhood occupancy and strong amenity access support leasing stability
- Large renter-occupied share indicates deep tenant base for multifamily
- 1989 vintage offers competitive positioning with value-add potential via targeted updates
- Employment nodes nearby bolster demand and retention through commute convenience
- Risks: elevated rent-to-income levels and a recent rise in property offenses warrant proactive management