| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 29th | Fair |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3501 W 11th Ave, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1973 |
| Units | 34 |
| Transaction Date | 2011-12-14 |
| Transaction Price | $2,683,400 |
| Buyer | WEST POINT PROPERTIES LLC |
| Seller | APARTAMENTOS GIJON LLC |
3501 W 11th Ave Hialeah Multifamily Investment
Neighborhood occupancy is steady and renter demand is deep, according to WDSuite's CRE market data, indicating a stable tenant base around the asset rather than property-specific performance.
Situated in Hialeah’s Urban Core, the surrounding neighborhood holds a C- rating and ranks 406 out of 449 within the Miami-Miami Beach-Kendall metro, placing it below the metro median and calling for selective operations focus. Neighborhood occupancy is 95.6% (top quartile nationally), signaling durable housing demand at the area level. A high renter concentration (57.6% of housing units are renter-occupied) points to strong depth in the multifamily tenant base. These statistics are measured for the neighborhood, not the property.
The asset’s 1973 vintage is slightly newer than the neighborhood’s average construction year of 1970, which can support competitive positioning versus older stock; investors should still plan for system updates and targeted renovations to enhance leasing performance. Housing indicators are comparatively strong (above many U.S. areas), and median home values trend elevated for the neighborhood relative to national norms. In a high-cost ownership market, multifamily often retains households longer, supporting lease retention and pricing discipline.
Amenity access is mixed: restaurants are a relative strength (near the top nationally), while neighborhood counts for cafes, groceries, parks, and pharmacies are limited versus metro peers (all ranking near the bottom among 449 neighborhoods). Operators can offset these gaps by emphasizing on-site conveniences, responsive maintenance, and partnerships with nearby services.
Within a 3-mile radius, WDSuite data show households have increased over the past five years and are projected to expand further through 2028, even as total population trends slightly negative. Smaller average household sizes and forecast income gains point to renter pool expansion and support for occupancy stability, while expected growth in area contract rents suggests ongoing pricing power for well-managed assets.
Safety indicators are mixed in context. Relative to the nation, the neighborhood sits around the middle on overall crime, and within the Miami metro it ranks 181 out of 449 neighborhoods, indicating conditions weaker than the metro median and warranting practical security measures at the asset level.
Year-over-year trends diverge: estimated property offenses have declined (an improvement versus many areas), while estimated violent offenses have increased, based on WDSuite’s data. For investors, the takeaway is to apply balanced risk controls—lighting, access management, and resident engagement—rather than underwriting a single directional trend.
Nearby corporate offices and headquarters underpin commuter demand and support leasing stability, notably at Johnson & Johnson, World Fuel Services, Ryder System, Lennar, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (3.5 miles)
- World Fuel Services — energy & logistics (4.4 miles) — HQ
- Ryder System — transport & logistics (5.2 miles) — HQ
- Lennar — homebuilding (6.8 miles) — HQ
- Mosaic — chemicals & fertilizers offices (11.7 miles)
This 34-unit asset benefits from a neighborhood with top-quartile occupancy and a high share of renter-occupied housing units, supporting a resilient tenant base and steady leasing, according to CRE market data from WDSuite. The property’s 1973 vintage is slightly newer than the area’s average, offering a platform for targeted upgrades that can improve competitive positioning versus older stock.
Within a 3-mile radius, households have grown and are projected to rise further alongside shrinking household sizes and higher forecast incomes—factors that expand the renter pool and support occupancy stability. Elevated ownership costs in the neighborhood reinforce reliance on multifamily, though rent-to-income levels suggest prudent lease management and renewal strategies to balance pricing with retention.
- Stable neighborhood occupancy and deep renter concentration support leasing durability
- 1973 vintage offers value-add potential through system updates and modernization
- Three-mile household growth and income gains indicate a larger renter pool and demand support
- Elevated ownership costs favor multifamily retention and pricing discipline
- Risks: below-metro neighborhood ranking, amenity gaps, and affordability pressure require active management