| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 29th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4480 Palm Ave, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1972 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4480 Palm Ave Hialeah Multifamily Investment Opportunity
Neighborhood fundamentals point to durable renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. The analysis reflects neighborhood conditions around 4480 Palm Ave—not the property’s own operations.
Hialeah’s inner-suburban location provides everyday convenience and a broad renter base for workforce housing. The neighborhood carries a B rating and ranks 169 out of 449 Miami metro neighborhoods, making it competitive among Miami neighborhoods. Amenity access is a relative strength: pharmacy density ranks 26 of 449 (top decile locally; 99th percentile nationally), with groceries and cafes also testing above metro medians, helping support resident retention and leasing velocity.
Area occupancy is strong and compares well nationally (top quartile nationwide) and sits above the Miami metro median based on WDSuite’s data. Neighborhood renter concentration is moderate, with a meaningful share of housing units renter-occupied—supporting a stable tenant pipeline—while ownership is still prevalent enough to limit overbuilding risk nearby. Median contract rents in the neighborhood benchmark above many peers, and over the last five years have trended upward, reinforcing pricing power for well-maintained assets.
Within a 3-mile radius, households have grown modestly despite a slight population decline, indicating smaller household sizes and a broader distribution of households—conditions that generally expand the renter pool and support occupancy stability. Forecasts point to continued household growth and income gains in the radius, which can underpin demand for professionally managed apartments.
Ownership costs in the neighborhood are elevated relative to local incomes (high national value-to-income percentile), which typically sustains reliance on rental housing and can bolster lease retention. That said, rent-to-income ratios are on the higher side for many households, suggesting some affordability pressure—an important consideration for revenue management and renewal strategies. Park access is limited within the immediate neighborhood, which may be a minor livability trade-off offset by strong access to pharmacies, groceries, and cafes.
Safety indicators are mixed when compared with national and metro benchmarks. The neighborhood’s overall crime positioning is near the middle of the pack locally (ranked 173 out of 449 Miami metro neighborhoods), indicating performance around the metro average. Nationally, property crime levels are roughly mid-range, while violent crime metrics sit below national averages, underscoring the importance of active property management and resident engagement.
Recent trend data shows estimated property offenses declining year over year, a constructive signal for stability. As always, investors should evaluate property-level security features, lighting, and site design to align with neighborhood patterns rather than rely solely on broader statistics.
Proximity to established corporate employers supports a wide commuter tenant base and can aid leasing durability. Key nearby names include Johnson & Johnson, World Fuel Services, Ryder System, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (2.9 miles)
- World Fuel Services — corporate offices (5.7 miles) — HQ
- Ryder System — corporate offices (6.4 miles) — HQ
- Lennar — corporate offices (8.1 miles) — HQ
- Mosaic — corporate offices (10.6 miles)
This 48-unit 1972 asset offers scale for professional management with an in-demand workforce housing profile. The surrounding neighborhood is competitive within the Miami metro and shows occupancy performance above the metro median and in the top quartile nationally, supporting steady leasing. Elevated home values relative to incomes in the area reinforce renter reliance on multifamily, while a moderate neighborhood renter concentration and expanding household counts within a 3-mile radius point to a durable tenant base.
The 1972 vintage suggests potential value-add through interior upgrades and common-area improvements, along with prudent capital planning for aging systems. According to CRE market data from WDSuite, amenity access is a relative strength (notably pharmacies, groceries, and cafes), which can help retention. Affordability pressure indicated by higher rent-to-income ratios warrants disciplined revenue management and resident support to maintain occupancy stability.
- Above-median neighborhood occupancy with top-quartile national positioning supports consistent leasing
- 1972 vintage presents clear value-add and systems-upgrade pathways
- Strong everyday amenities (pharmacies, groceries, cafes) aid renter retention
- Household growth within 3 miles expands the renter pool and supports occupancy stability
- Risk: Higher rent-to-income ratios imply affordability pressure; revenue management and renewal strategy are key