| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6790 NW 186th St, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1981 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6790 NW 186th St Hialeah Multifamily Opportunity
Neighborhood renter demand is durable, with a high share of renter-occupied units and occupancy that remains healthy for the area, according to WDSuite’s CRE market data. These are neighborhood-level indicators, not property performance, and they point to stable leasing fundamentals in North Hialeah.
The property sits in North Hialeah within the Miami-Miami Beach-Kendall metro, a B+ rated Urban Core area that is competitive among 449 metro neighborhoods (ranked 145). Neighborhood occupancy is above national norms and supports steady renewal potential, while the renter-occupied share (about six in ten housing units) suggests a deep tenant base for multifamily operators. These are neighborhood-level indicators, not property results.
Livability is reinforced by everyday amenities. Restaurants and cafes rank in the low 100s out of 449 metro neighborhoods and score in the 90th percentile range nationally, indicating dense food-and-beverage options. Grocery and pharmacy access also track above national averages. School ratings in this neighborhood are below average, which may shape unit mix and marketing toward adult and workforce households rather than family-centric positioning.
Within a 3-mile radius, population has grown modestly and households have expanded, with projections pointing to additional household growth and smaller average household sizes over the next five years. This typically translates into a larger tenant base and sustained absorption for rental units. At the same time, rising incomes and trending rents in the radius should be monitored for affordability pressure and retention management.
Ownership costs in the neighborhood are elevated relative to incomes by national standards (value-to-income ranks in an upper percentile), which tends to reinforce reliance on multifamily rentals and can support pricing power. Operators should balance this with the area’s rent-to-income profile, which indicates tighter affordability and underscores the importance of concessions discipline and renewal strategies.
Safety trends are mixed relative to the region and nation. The neighborhood sits below the national average for safety by percentile, placing it in a mid-to-lower tier among 449 metro neighborhoods. Recent momentum is constructive: estimated property offenses declined year over year, while violent offense trends show slight improvement. Investors should underwrite to property-level security measures and consider how trend improvements may support resident retention over time.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including healthcare products, transportation and logistics, energy services, homebuilding, and chemicals.
- Johnson & Johnson — healthcare products (2.7 miles)
- Ryder System — transportation & logistics (6.8 miles) — HQ
- World Fuel Services — energy & fuel services (9.4 miles) — HQ
- Lennar — homebuilding (11.9 miles) — HQ
- Mosaic — chemicals & fertilizers (14.8 miles)
6790 NW 186th St offers scale in North Hialeah (120 units) with neighborhood fundamentals that favor renter demand. Based on CRE market data from WDSuite, neighborhood occupancy is healthy and the renter-occupied share of housing units is high, indicating depth of the local tenant pool; these are neighborhood statistics, not the property’s performance. Within a 3-mile radius, households have increased and are projected to expand further as average household sizes edge down, which typically supports absorption and occupancy stability.
Constructed in 1981, the asset is older than the neighborhood’s average vintage. That positioning can create value-add potential through interior updates and system upgrades, while operators should plan for capital improvements typical of 1980s product. Elevated ownership costs locally tend to sustain rental demand, although rent-to-income levels point to affordability pressure that warrants careful lease and renewal management.
- Healthy neighborhood occupancy and high renter-occupied share support demand depth (neighborhood metrics, not property results).
- 3-mile radius shows household growth and smaller household sizes, expanding the renter pool and supporting absorption.
- 1981 vintage presents value-add and modernization potential with appropriate capital planning.
- Proximity to diversified employers underpins leasing stability and retention.
- Risks: below-average school ratings, mixed safety standing, and affordability pressure require prudent underwriting and renewal strategy.