| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 30th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6680 W 2nd Ct, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1972 |
| Units | 67 |
| Transaction Date | 2006-08-02 |
| Transaction Price | $7,500,000 |
| Buyer | AMELIA TOWERS RESIDENCES LLC |
| Seller | AMELIA TOWERS LLC |
6680 W 2nd Ct, Hialeah FL Multifamily Investment
Neighboring rental fundamentals show stable occupancy and a deep renter base, according to WDSuite’s CRE market data, supporting consistent cash flow potential for well-managed assets in this Hialeah inner-suburban location.
The property sits in an Inner Suburb of the Miami-Miami Beach-Kendall metro with a neighborhood rating of B and an overall position above the metro median (ranked 205 out of 449 neighborhoods). Occupancy at the neighborhood level is strong and in the top quartile nationally, reinforcing steady leasing conditions for multifamily. A high share of housing units are renter-occupied (66.1%), indicating a sizable tenant base and demand depth for professionally managed rentals.
Local convenience supports day-to-day livability: grocery options and restaurants are competitive versus national norms, and cafes track above average nationally. Parks and pharmacies are present at levels that compare favorably to many U.S. neighborhoods. These amenities help underpin retention and reduce friction in leasing, while multifamily property research from WDSuite points to sustained neighborhood occupancy above many metro peers.
Construction patterns skew newer in the surrounding neighborhood (average 1984), while the subject’s vintage is 1972. For investors, this typically implies planning for targeted capital expenditures and potential value-add renovations to remain competitive against newer stock, with upside in repositioning common areas and in-unit finishes.
Demographic statistics aggregated within a 3-mile radius show households have increased over the last five years and are forecast to expand further alongside a gradual reduction in average household size. Even with modest population contraction, a rising household count points to a larger tenant base and supports occupancy stability for well-located multifamily. Elevated ownership costs relative to incomes in the neighborhood context can further sustain rental demand and lease retention for quality units.
Safety indicators position the neighborhood below national medians but with mixed signals by category. Compared with 449 metro neighborhoods, the area’s overall crime ranking sits in the less competitive half, while national comparisons place the neighborhood below the midpoint for both violent and property offenses. This suggests investors should underwrite prudent security and operational controls.
That said, recent momentum shows improvement: property offense rates have decreased year over year and track in a stronger improvement percentile nationally. For multifamily operators, continued attention to lighting, access control, and resident engagement can support retention and help manage risk alongside these improving trends, based on CRE market data from WDSuite.
The employment base surrounding Hialeah mixes healthcare and corporate services, providing commute-friendly options that support renter demand and lease retention. Nearby anchors include Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (1.5 miles)
- Ryder System — logistics & transportation (6.0 miles) — HQ
- World Fuel Services — energy & logistics (6.4 miles) — HQ
- Lennar — homebuilding (8.9 miles) — HQ
- Mosaic — chemicals & agriculture (11.5 miles)
This 67-unit asset built in 1972 offers an operational story grounded in a high renter concentration and strong neighborhood occupancy. According to CRE market data from WDSuite, the submarket sits above the metro median with occupancy levels that rank well nationally, signaling durable demand for stabilized multifamily. Given the neighborhood’s newer comparative stock, a focused renovation plan can sharpen positioning versus 1980s-vintage peers and support rent optimization.
Within a 3-mile radius, households have grown and are projected to expand further as average household size eases, which typically broadens the renter pool and supports leasing velocity. Elevated ownership costs relative to local incomes tend to reinforce reliance on rental housing, aiding retention for quality product. Key risks include safety metrics that trail national medians and affordability pressure that calls for disciplined lease management and amenity-driven retention.
- Strong neighborhood occupancy and high renter-occupied share support demand stability
- 1972 vintage presents value-add and capital planning opportunities versus newer local stock
- Household growth within 3 miles implies a larger tenant base and sustained leasing
- Proximity to diversified employers underpins renter retention and commute convenience
- Risks: below-median safety metrics and affordability pressure require prudent operations