| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 32nd | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 255 E 6th St, Hialeah, FL, 33010, US |
| Region / Metro | Hialeah |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $900,000 |
| Buyer | PUCHERO CORP |
| Seller | 275 ENTERPRISES INC |
255 E 6th St Hialeah 26-Unit Multifamily Investment
Neighborhood-level occupancy is strong and historically stable, according to WDSuite’s CRE market data, suggesting durable renter demand in this urban core of Hialeah. The area’s deep renter base supports leasing resilience for well-managed assets.
Located in Hialeah’s Urban Core, the property benefits from a renter-driven neighborhood and steady fundamentals. Neighborhood occupancy is in the top quartile among 449 Miami–Miami Beach–Kendall neighborhoods, pointing to consistent lease-up and retention potential at the submarket level rather than the property itself. Renter-occupied share is exceptionally high within the neighborhood, indicating a broad tenant pool for multifamily operators.
Daily-life amenities are a clear strength. Neighborhood access to groceries, parks, cafes, and pharmacies ranks in the upper national percentiles, which typically supports resident satisfaction and reduces friction in leasing. While average school ratings trail metro norms, the amenity density and commute convenience help reinforce the area’s appeal to working households.
Within a 3-mile radius, households have grown even as population has edged lower over the past five years, with average household size trending down. This mix suggests a larger number of smaller households, which can expand the renter pool and support occupancy stability for appropriately sized units. Median home values and the value-to-income ratio are elevated relative to many U.S. neighborhoods, which tends to sustain reliance on rental housing and can aid pricing power for competitive multifamily stock.
The asset’s 1987 vintage is slightly older than the neighborhood’s average construction year (early 1990s), signaling potential value-add through targeted renovations and systems upgrades. Well-planned capital programs can improve competitive positioning against newer inventory without overextending on scope.
Neighborhood safety indicators are mixed but improving. Overall crime conditions benchmark modestly above the national median, and recent year-over-year declines in both property and violent offense rates have outpaced many U.S. neighborhoods. These trends should be monitored, but the directional improvement is supportive for long-term operations.
Investors should focus on property-level security measures and tenant experience while tracking neighborhood trends alongside metro patterns. Comparisons here relate to the broader neighborhood, not this specific asset.
Proximity to regional employers underpins renter demand and commute convenience, notably in energy services, healthcare, homebuilding, logistics, and industrials represented below.
- World Fuel Services — energy services (5.0 miles) — HQ
- Johnson & Johnson — pharma & consumer health (5.4 miles)
- Lennar — homebuilding (6.8 miles) — HQ
- Ryder System — logistics & fleet services (7.4 miles) — HQ
- Mosaic — fertilizers & industrials (9.6 miles)
This 26-unit asset sits in a neighborhood with top-quartile occupancy among 449 metro neighborhoods and a notably high share of renter-occupied housing units, supporting depth of demand and leasing durability. Elevated ownership costs at the neighborhood level further reinforce reliance on rental housing, while dense amenities help sustain day-to-day livability and retention. According to CRE market data from WDSuite, households within a 3-mile radius have increased even as population has softened, implying smaller household sizes and a broader renter base for appropriately configured units.
Built in 1987, the property is modestly older than nearby stock from the early 1990s, creating a credible value-add path via interior updates and building systems planning to sharpen competitiveness. Key considerations include managing rent-to-income affordability pressure and addressing below-metro school ratings through service quality, unit finishes, and community experience rather than relying on external factors.
- Top-quartile neighborhood occupancy and deep renter concentration support stable leasing
- Amenity-rich urban setting (groceries, parks, cafes, pharmacies) aids retention
- 1987 vintage offers targeted value-add and systems upgrades to enhance positioning
- Household growth within 3 miles expands the renter pool despite softer population levels
- Risks: affordability pressure (rent-to-income), lower school ratings; manage via unit mix, finishes, and service