| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 32nd | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 321 E 6th St, Hialeah, FL, 33010, US |
| Region / Metro | Hialeah |
| Year of Construction | 1994 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
321 E 6th St Hialeah Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep in this Urban Core pocket of Hialeah, according to WDSuite’s CRE market data. Stability is supported by a high share of renter-occupied housing and a dense amenity base.
This Urban Core location in Hialeah benefits from dense daily-needs coverage—grocery, parks, pharmacies, and restaurants all index in the top quartile nationally—supporting renter convenience and retention. The neighborhood’s amenity score sits in the top quartile nationwide, with cafes and grocery options especially concentrated compared with most U.S. areas.
For investors, neighborhood occupancy is high and above most areas in the Miami-Miami Beach-Kendall metro (ranked 107 out of 449 neighborhoods; top quartile nationally). Renter concentration is among the highest in the metro (ranked 4 of 449; 100th percentile nationally), signaling a deep tenant base for multifamily. Median contract rents in the neighborhood have trended upward over five years, consistent with broader metro dynamics.
Construction year averages indicate local housing stock skews early-1990s; this property’s 1994 vintage is slightly newer than the neighborhood average (1992). That positioning can be competitive versus older product nearby, though investors should still plan for selective system updates and modernization to support leasing performance.
Within a 3-mile radius, population has edged down over the past five years while household counts increased, pointing to smaller household sizes and a potentially larger renter pool. Projections call for additional household growth through 2028 alongside higher median incomes, which can support rent levels and occupancy stability. Median home values in the neighborhood are elevated relative to local incomes (92nd percentile value-to-income nationally), which tends to sustain reliance on multifamily rentals; at the same time, a higher rent-to-income ratio suggests affordability pressure that warrants active lease management. These dynamics align with trends seen in multifamily property research across high-cost ownership markets.
Local schools average below mid-pack ratings, and childcare options in the immediate area are limited compared with national benchmarks. These factors may be less material for workforce and young-adult renter segments but are worth considering for unit mix and amenity strategy.
Safety indicators are competitive among Miami-Miami Beach-Kendall neighborhoods (crime rank 61 out of 449) and sit above the national median (60th percentile). Recent trends are constructive, with estimated violent and property offenses declining year over year. Specifically, the neighborhood’s estimated violent offense rate fell by about 26.6% and property offenses by roughly 40.5%, signaling improving conditions relative to the prior year. As always, safety can vary block to block and over time; investors should validate on-site.
Proximity to major corporate offices supports a broad commuter tenant base and helps underpin leasing stability. Nearby employers include World Fuel Services, Johnson & Johnson, Lennar, Ryder System, and Mosaic.
- World Fuel Services — corporate offices (5.1 miles) — HQ
- Johnson & Johnson — corporate offices (5.4 miles)
- Lennar — corporate offices (6.9 miles) — HQ
- Ryder System — corporate offices (7.4 miles) — HQ
- Mosaic — corporate offices (9.6 miles)
321 E 6th St sits in a high-occupancy, renter-heavy neighborhood where daily-needs amenities are abundant, supporting retention and steady leasing. Based on CRE market data from WDSuite, neighborhood occupancy ranks above most Miami sub-areas and in the top quartile nationally, while renter-occupied housing share is among the metro’s highest—favorable signals for demand depth. The 1994 vintage is slightly newer than the local early-1990s average, offering relative competitiveness versus older stock with targeted upgrades.
Within a 3-mile radius, household counts are rising even as population trends flatten, indicating smaller households and a broader renter pool. Home values remain high relative to incomes, which typically sustains reliance on rentals; however, a higher rent-to-income ratio points to affordability pressure, suggesting the need for disciplined lease management and value-focused amenities. Recent safety trends are improving, and access to multiple corporate offices helps widen the tenant funnel.
- High neighborhood occupancy and deep renter base support leasing durability
- Dense daily-needs amenities (grocery, parks, pharmacies) bolster retention
- 1994 vintage offers competitive positioning with selective modernization potential
- Expanding households within 3 miles indicate a broader tenant pool over the medium term
- Risks: rent-to-income pressure, lower school ratings, and limited childcare options