| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 29th | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6195 W 19th Ave, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1972 |
| Units | 45 |
| Transaction Date | 2018-01-31 |
| Transaction Price | $13,500,000 |
| Buyer | FIELDS AND GREEN FAMILY S LLC |
| Seller | 2990 ENTERPRISES INC |
6195 W 19th Ave Hialeah Multifamily Value-Add Opportunity
Neighborhood occupancy is 97.5% and the renter-occupied share is meaningful, according to WDSuite’s CRE market data, suggesting a deep tenant base for stable leasing in Hialeah. Pricing power should be managed carefully given local rent-to-income dynamics and household budgets.
Located in Hialeah within the Miami-Miami Beach-Kendall metro, the neighborhood scores A- overall (ranked 95 out of 449), making it competitive among Miami-Miami Beach-Kendall neighborhoods. Amenity access is a relative strength, with cafes, parks, pharmacies, and groceries placing in the upper national percentiles; this supports renter convenience and lease retention.
Renter demand signals are favorable: the neighborhood occupancy rate is 97.5% (top quartile nationally and competitive within the metro), and 42.2% of housing units are renter-occupied, indicating a sizable tenant pool for multifamily assets. Median neighborhood rents sit above many U.S. areas, while home values are elevated for the local income base, which tends to keep reliance on rental housing steady and can underpin occupancy stability.
Livability is driven by dense urban amenities (cafes around the 97th percentile and restaurants around the upper 80s nationally), along with parks and pharmacies near the 90th percentile. Average school ratings in the neighborhood trend lower versus national norms, which may moderate demand from families prioritizing school quality, but proximity to daily needs typically sustains working-household demand.
Demographic statistics aggregated within a 3-mile radius show households increasing even as total population edges down, pointing to smaller household sizes and a broader base of renting households over time. Forecasts indicate continued growth in household counts and rising median contract rents, supporting a larger tenant base and helping stabilize occupancy, based on CRE market data from WDSuite.
Safety indicators for the neighborhood sit below the national midpoint overall (around the 40th percentile nationally), and rank in the lower half among 449 metro neighborhoods. Violent and property offense measures similarly trend below national averages for safety, so investors should underwrite with prudent assumptions on security measures and operating protocols.
While not a top-quartile safety profile, trends are consistent with dense urban submarkets in South Florida. Positioning the asset with practical on-site controls and resident engagement can help mitigate risk and support retention without overextending operating costs.
Nearby employers provide a diversified white-collar and operations-oriented employment base that supports renter demand and commute convenience, including Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (2.2 miles)
- Ryder System — logistics & transportation (4.1 miles) — HQ
- World Fuel Services — energy & fuel management (5.2 miles) — HQ
- Lennar — homebuilding corporate offices (7.7 miles) — HQ
- Mosaic — fertilizer & crop nutrition offices (13.2 miles)
This Hialeah asset benefits from strong neighborhood fundamentals for multifamily: high occupancy, a sizable share of renter-occupied housing units, and dense urban amenities that support retention. Elevated ownership costs relative to local incomes reinforce renter reliance on multifamily housing, while household growth within a 3-mile radius expands the tenant base even as average household size trends smaller. According to CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile nationally, supporting expectations for stable leasing with disciplined rent setting.
Investor focus should balance steady demand drivers with affordability pressure and below-average school ratings. Thoughtful value-add positioning—centered on unit livability, operational efficiency, and amenity relevance—can capture demand from working households while maintaining competitive pricing.
- High neighborhood occupancy and meaningful renter-occupied share support leasing stability
- Dense urban amenity access (cafes, parks, groceries) aids retention and rentability
- Household growth within 3 miles points to a broader tenant base over time
- Proximity to diversified employers underpins workforce housing demand
- Risks: affordability pressure and below-average school ratings require disciplined rent strategy and resident services