| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 32nd | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 E 8th St, Hialeah, FL, 33010, US |
| Region / Metro | Hialeah |
| Year of Construction | 1992 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $600,000 |
| Buyer | BENS APARTMENTS CORP |
| Seller | NIMA PROPERTIES C |
420 E 8th St Hialeah Multifamily Opportunity
High renter demand and strong neighborhood occupancy support income stability, according to WDSuite’s CRE market data. Location fundamentals in Hialeah provide durable leasing tailwinds for a 44-unit asset.
The property is positioned in Hialeah’s Urban Core, a neighborhood rated A- that is competitive among Miami-Miami Beach-Kendall’s 449 neighborhoods and lands in the top quartile nationally for overall livability. Investor relevance centers on durable renter demand and proximity to daily-needs amenities that help sustain leasing and retention.
Amenity access is a clear strength: the neighborhood ranks in the top quartile among 449 metro neighborhoods for overall amenities and scores in the high national percentiles for grocery, cafe, park, and pharmacy density. This concentration of daily services typically supports leasing convenience and reduces resident turnover risk. Childcare options are comparatively limited locally, which may matter for family-oriented tenant profiles.
Neighborhood occupancy is above the metro median and in the top quartile nationally, signaling stable absorption and limited downtime between turns. Rents have risen over the past five years; maintaining pricing power will require attention to affordability and renewal strategies.
Within a 3-mile radius, household counts have increased and are projected to expand further even as average household size trends smaller. This points to a broader tenant base and more renters entering the market, supporting occupancy stability. School ratings in the area are below the national average, which investors should factor when underwriting demand from households prioritizing schools.
Ownership costs are elevated relative to local incomes at the neighborhood level, which tends to reinforce reliance on multifamily rentals and can support lease retention. At the same time, higher rent-to-income ratios imply affordability pressure for some renters, calling for disciplined lease management and amenity-led retention strategies.
Safety indicators compare modestly above national norms overall (higher national percentile indicates safer), while conditions can vary across Miami subareas. For underwriting, the more instructive signal is trajectory: estimated property and violent offense rates in the neighborhood have declined year over year, supporting operational stability assumptions, though localized patterns should still be evaluated by corridor.
Within the metro’s 449 neighborhoods, relative standing can differ by category, so investors should pair neighborhood-level readings with site-specific measures. Practical steps—lighting, access controls, and resident engagement—remain important for retention and collections.
The nearby employment base blends corporate headquarters and diversified offices that help deepen the renter pool and shorten commutes for residents. Featured employers include World Fuel Services, Johnson & Johnson, Lennar, Ryder System, and Mosaic.
- World Fuel Services — energy & logistics (5.3 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (5.3 miles)
- Lennar — homebuilding (7.1 miles) — HQ
- Ryder System — logistics & transportation (7.5 miles) — HQ
- Mosaic — industrial & materials offices (9.5 miles)
This 44-unit Hialeah asset benefits from a renter-oriented neighborhood with high occupancy and dense daily-needs amenities that support leasing stability. Based on CRE market data from WDSuite, the neighborhood’s occupancy performance exceeds metro medians and sits in the top quartile nationally, while a strong concentration of grocers, pharmacies, parks, and cafes provides day-to-day convenience that can bolster retention.
Investor focus should balance these strengths with underwriting discipline: ownership costs in the area are elevated relative to incomes—supporting multifamily demand—yet rent-to-income levels signal affordability pressure for some households. Demographic data aggregated within a 3-mile radius shows household growth alongside smaller household sizes, pointing to a widening tenant base and sustained demand for well-managed workforce housing.
- Strong neighborhood occupancy and renter concentration support income stability
- Dense grocery, pharmacy, park, and cafe access enhances retention
- Household growth within 3 miles expands the tenant base as household sizes decline
- Risk: higher rent-to-income levels require careful renewal and pricing management