| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 37th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6905 W 7th Ave, Hialeah, FL, 33014, US |
| Region / Metro | Hialeah |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $740,000 |
| Buyer | RAMOS ALFONSO |
| Seller | MARIO |
6905 W 7th Ave Hialeah Multifamily Investment
Neighborhood fundamentals point to steady renter demand, with occupancy strong and a majority of units renter-occupied according to WDSuite s CRE market data. This supports stable cash flow potential in a high-cost ownership pocket of Miami-Dade.
Located in Hialeah within the Miami-Miami Beach-Kendall metro, the neighborhood carries a B rating and performs above the metro median on several renter-relevant factors. Neighborhood occupancy is elevated (ranked 184 of 449, above the metro median), which typically supports renewal rates and pricing power for well-managed assets. The renter-occupied share is high (90th percentile nationally), indicating a deep tenant base rather than a homeownership-driven market.
Daily-life amenities are adequate to strong for an urban core setting. Caf e9 density is competitive among Miami neighborhoods (ranked 146 of 449; 88th percentile nationally), and grocery access is also above national norms. Park access and pharmacies are limited within the immediate area, which may nudge some residents to seek recreation and services in adjacent neighborhoods.
School options score modestly above average (top quartile among 449 metro neighborhoods; 61st percentile nationally), which can aid retention for family renters. Median home values sit in the upper national range (75th percentile) and the value-to-income ratio is high (90th percentile nationally), reinforcing reliance on multifamily rentals and supporting demand depth. Rent-to-income metrics indicate some affordability pressure, suggesting that active lease management and concessions discipline matter for retention.
Within a 3-mile radius, households are growing even as population trends are flat to slightly down, signaling smaller household sizes and a potential expansion of the renter pool. Forward-looking data point to a meaningful increase in household count alongside higher incomes and rents by 2028, which, if realized, would support occupancy stability and sustained renter demand, based on CRE market data from WDSuite.
Safety indicators are mixed. Locally, the neighborhood b4s crime rank (112 out of 449 metro neighborhoods) places it closer to the less favorable side of the metro distribution, while nationally it sits around the middle of the pack (about the 52nd percentile). Recent trends are constructive: both property and violent offense estimates have declined year over year, with improvement tracking better than many areas nationwide. For underwriting, this argues for standard security and lighting upgrades and continued monitoring rather than extraordinary measures.
Nearby employers span healthcare and pharmaceuticals, logistics, energy, and homebuilding, supporting a broad renter base and commute convenience for workforce households. The list below reflects notable corporate offices and headquarters within an approximately 9–12 mile radius.
- Johnson & Johnson pharmaceuticals & healthcare (1.3 miles)
- Ryder System logistics & transportation (5.6 miles) HQ
- World Fuel Services energy & fuel services (6.3 miles) HQ
- Lennar homebuilding (8.8 miles) HQ
- Mosaic chemicals (12.0 miles)
This 20-unit asset built in 1987 is relatively newer than the neighborhood b4s average vintage, offering a competitive edge versus older stock while leaving room for targeted modernization to enhance operations and renter appeal. The immediate area shows above-median occupancy within the Miami metro and a high concentration of renter-occupied housing units, supporting a durable tenant base. Elevated ownership costs locally strengthen rental reliance, while nearby corporate employers broaden the demand profile across logistics, healthcare, energy, and homebuilding.
Looking ahead, 3-mile trends show household growth alongside smaller average household sizes and rising incomes, pointing to a larger pool of renters and support for lease-up and renewal performance. According to CRE market data from WDSuite, neighborhood rents and occupancy track above national baselines, suggesting stable fundamentals for an experienced operator that manages affordability pressure and continues light capital improvements typical of late-1980s construction.
- Above-median neighborhood occupancy with a high renter-occupied share supports demand stability and renewal potential.
- 1987 vintage offers competitive positioning versus older area stock with scope for targeted upgrades.
- Household growth within 3 miles and rising incomes expand the renter pool and underpin leasing.
- Proximity to diversified employers (logistics, healthcare, energy, homebuilding) supports demand across job types.
- Risks: affordability pressure and mixed safety readings warrant prudent lease management, lighting/security, and expense controls.