| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 37th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6861 NW 179th St, Hialeah, FL, 33015, US |
| Region / Metro | Hialeah |
| Year of Construction | 2002 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6861 NW 179th St, Hialeah Multifamily Investment Position
Neighborhood occupancy is firm and renter demand is supported by a high share of renter-occupied units in the immediate area, according to WDSuite’s CRE market data. The 2002 vintage offers relative competitiveness versus older local stock while leaving room for selective modernization.
Positioned in Hialeah’s Urban Core within the Miami-Miami Beach-Kendall metro, the neighborhood is competitive among metro peers (ranked 145 of 449) and shows stable fundamentals. Neighborhood occupancy is strong, with rates above many U.S. areas, which supports income durability for multifamily assets.
Everyday amenities are a local strength: restaurants, cafes, groceries, and pharmacies are present at densities that outpace many neighborhoods nationally. This convenience profile helps with leasing and retention for workforce and commuter households. Average school ratings in the neighborhood are on the lower side, which may influence unit mix strategy for family renters.
Renter concentration at the neighborhood level is high, with a majority of housing units renter-occupied, indicating a deep tenant base that supports occupancy stability. Median contract rents in the neighborhood sit in the upper tiers relative to national levels, while local home values are elevated for the region, which together can reinforce reliance on multifamily housing for many households. At the same time, higher rent-to-income ratios signal potential affordability pressure that owners should manage through leasing and renewal strategies.
Demographic statistics aggregated within a 3-mile radius show modest population growth and a notable increase in households over the past five years, with forecasts indicating further household expansion and smaller average household sizes. This trend points to a larger tenant base and steady demand for rental units, consistent with metro-wide urban infill dynamics noted in WDSuite’s commercial real estate analysis.
Safety indicators are mixed when viewed against broader benchmarks. The neighborhood’s overall crime standing is below the metro median (ranked 261 among 449 metro neighborhoods), placing it in the weaker half locally. Compared with neighborhoods nationwide, safety percentiles land below average, reflecting a need for routine risk management and property-level security practices.
Property offenses have shown improvement, with estimated rates trending down over the last year; this places the area above the national median for improvement momentum. Violent-offense comparisons sit in lower national percentiles, so investors should underwrite typical urban-core controls and monitor trends over time rather than relying on block-level assumptions.
The area draws from a diversified corporate employment base that supports renter demand through short commutes and steady white-collar payrolls, including healthcare, logistics, energy services, homebuilding, and chemicals—specifically the companies listed below.
- Johnson & Johnson — healthcare & consumer products (2.5 miles)
- Ryder System — logistics & transportation (6.4 miles) — HQ
- World Fuel Services — energy services (9.0 miles) — HQ
- Lennar — homebuilding (11.6 miles) — HQ
- Mosaic — chemicals (14.8 miles)
This 24-unit property, built in 2002, is newer than much of the surrounding housing stock, which tends to date to the late 1980s. The vintage supports competitive positioning versus older inventory and suggests manageable near-term capital planning, with potential value-add through modernization of interiors and common areas. Neighborhood-level occupancy is healthy and the area shows a high share of renter-occupied housing, reinforcing depth of tenant demand.
Households within a 3-mile radius have been increasing and are projected to rise further, indicating renter pool expansion that can support leasing stability. Median rents and ownership costs in the area skew elevated relative to many U.S. neighborhoods, which can sustain reliance on multifamily product; however, rent-to-income metrics point to affordability pressure that warrants prudent renewal and pricing strategies. According to CRE market data from WDSuite, these dynamics are consistent with urban-core submarkets across the Miami region.
- 2002 construction offers competitive positioning versus older neighborhood stock with potential renovation upside
- Strong neighborhood occupancy and high renter concentration support income stability
- 3-mile household growth and projected expansion indicate a widening tenant base
- Amenity-rich urban setting aids leasing and retention across workforce and commuter segments
- Risks: below-average school ratings, affordability pressure (rent-to-income), and mixed safety benchmarks require active management