| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 29th | Fair |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3675 W 11th Ave, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1974 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3675 W 11th Ave Hialeah Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and solid occupancy, according to WDSuite’s CRE market data, pointing to income consistency potential for stabilized operations.
Positioned in Hialeah’s Urban Core within the Miami-Miami Beach-Kendall metro, the neighborhood posts an occupancy rate that sits in the top quartile nationally, signaling steady lease-up and retention dynamics for multifamily. The share of housing units that are renter-occupied is also in the top quartile nationally, indicating a deep tenant base that supports ongoing demand for rentals.
Local livability is anchored by strong restaurant density (competitive nationally), while everyday conveniences like parks, pharmacies, cafes, and grocery options appear thinner within the immediate neighborhood footprint. For investors, this mix often supports workforce housing demand while suggesting residents may rely on short drives to access certain daily services across Miami-Dade.
Within a 3-mile radius, households have grown even as overall population edged lower, and forecasts call for more households alongside smaller average household sizes. This points to a larger pool of smaller households entering the renter market, a dynamic that can support occupancy stability and diversified unit demand.
Home values sit well above national norms for comparable neighborhoods, a high-cost ownership environment that typically sustains reliance on rental housing. For multifamily owners, this backdrop can help pricing power and lease retention, provided rent-to-income is managed thoughtfully. Based on CRE market data from WDSuite, neighborhood rents have trended upward and are projected to continue rising, reinforcing the case for sustained rental demand.
Safety metrics are mixed in a way typical of dense Urban Core locations. Property crime sits above the national midpoint, while violent crime trends below the national midpoint. Recent data show property offenses declining year over year, while violent offenses increased over the same period. For underwriting, this suggests monitoring trend direction and comparing to peer submarkets across the Miami metro rather than relying on a single-year read.
At the metro level (449 neighborhoods), the area compares as neither among the safest nor highest-crime clusters, and its national standing falls near the middle of the pack overall. Owners commonly address these dynamics with standard measures such as lighting, access control, and resident engagement, calibrated to asset class and tenant profile.
The surrounding employment base blends corporate offices and headquarters within a short commute, supporting renter demand through proximity and workforce stability. Notable nearby employers include Johnson & Johnson, World Fuel Services, Ryder System, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (3.4 miles)
- World Fuel Services — energy & logistics (4.4 miles) — HQ
- Ryder System — transportation & logistics (5.1 miles) — HQ
- Lennar — homebuilding (6.8 miles) — HQ
- Mosaic — corporate offices (11.7 miles)
The property at 3675 W 11th Ave is a 1974-vintage, 40‑unit asset positioned in a renter-heavy neighborhood where occupancy trends are solid and the ownership market is high-cost relative to incomes. Those fundamentals typically support leasing stability and pricing power, particularly for well-managed workforce housing. According to CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile nationally and rents are on an upward trajectory, aligning with a large renter-occupied share.
Given the 1974 construction, investors should underwrite ongoing capital needs and potential value-add upside through interior updates and building system modernization to stay competitive against newer stock across the Miami metro. Household growth within a 3-mile radius—despite modest population contraction—suggests more, smaller households entering the renter pool, a pattern that can sustain tenant demand if affordability and unit mix are managed effectively.
- Renter-heavy neighborhood and top-quartile occupancy support income durability
- High-cost ownership market reinforces reliance on rentals and pricing power
- 1974 vintage offers value‑add potential via unit refresh and system upgrades
- Household growth within 3 miles points to a larger renter pool and leasing depth
- Risks: mixed safety readings and amenity gaps nearby warrant prudent operations and budgeting