| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6800 NW 179th St, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 1999 |
| Units | 24 |
| Transaction Date | 2014-11-20 |
| Transaction Price | $16,750,000 |
| Buyer | GOLFSIDE VILLAS PRESERVATION LLC |
| Seller | RELATED CLUB WEST HOUSING ASSOCIATES LTD |
6800 NW 179th St Hialeah Multifamily Investment
Neighborhood occupancy in the mid-90s and a renter-occupied share above 60% point to a deep tenant base for stabilized operations, according to WDSuite’s CRE market data.
Positioned in Hialeah’s Urban Core within the Miami metro, the neighborhood carries a B+ rating and ranks 145 out of 449 metro neighborhoods — competitive among Miami-Miami Beach-Kendall neighborhoods. Cafes, restaurants, groceries, and pharmacies are dense by national standards, supporting daily convenience and leasing appeal; park space is limited locally, so outdoor access may rely more on regional amenities.
The local housing stock trends newer than much of the metro, with the neighborhood’s average construction year around the late 1980s. Built in 1999, this asset is newer than the area average, which can enhance competitive positioning versus older properties; investors should still plan for system modernization typical of late-1990s vintage.
Multifamily fundamentals are supported by strong neighborhood occupancy (about 95% at the neighborhood level) and a high share of renter-occupied housing units (roughly six in ten). That renter concentration deepens the tenant pool and supports leasing stability relative to more ownership-heavy areas.
Within a 3-mile radius, demographics show modest population growth recently and a meaningful increase in households, with forecasts calling for further household gains as average household size trends smaller. This points to a larger renter pool and sustained demand for rental units. Median asking rents in the 3-mile area have risen in recent years and are projected to continue climbing, reinforcing revenue potential where unit finishes and management support pricing.
Home values in this submarket sit in a higher-cost ownership context relative to local incomes. For multifamily owners, that dynamic tends to reinforce renter reliance on apartments and can aid retention, though rent-to-income levels warrant active lease management to mitigate affordability pressure.
Safety outcomes are mixed. The neighborhood’s crime standing sits in the lower half of the metro (ranked 261 out of 449), and around the 40th percentile nationally, indicating safety levels below the national median. However, recent trend data shows a notable year-over-year decline in property offenses and a slight decrease in violent incidents, suggesting incremental improvement. Investors should underwrite with conservative assumptions while acknowledging the downward trend.
Nearby employers span healthcare products, logistics, energy, homebuilding, and materials — a diverse base that supports renter demand through commute convenience and sector variety.
- Johnson & Johnson — healthcare products (2.3 miles)
- Ryder System — logistics (6.3 miles) — HQ
- World Fuel Services — energy distribution (8.8 miles) — HQ
- Lennar — homebuilding (11.4 miles) — HQ
- Mosaic — materials & fertilizers (14.5 miles)
This 24-unit, 1999-vintage property benefits from neighborhood occupancy around the mid-90s and a renter-occupied housing share above 60%, supporting a durable tenant base. Relative to the area’s late-1980s average vintage, 1999 construction offers a competitive edge versus older stock while still leaving room for selective upgrades and system refreshes to capture rent growth.
Within a 3-mile radius, household counts have been expanding and are projected to continue rising as household sizes trend smaller — dynamics that point to renter pool expansion and support for occupancy stability. Nearby corporate nodes across logistics, energy, and homebuilding create commute-friendly employment anchors. According to commercial real estate analysis from WDSuite, neighborhood performance trends and upward rent trajectories strengthen the case for ongoing revenue optimization, though affordability pressure should be monitored in lease management.
- Neighborhood occupancy and strong renter concentration support leasing stability
- 1999 vintage is newer than area average, with targeted upgrade potential
- 3-mile household growth and smaller household sizes expand the renter pool
- Diverse nearby employers underpin demand and retention
- Risks: affordability pressure and limited local park access warrant conservative underwriting