| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 36th | Fair |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7850 W 28th Ave, Hialeah, FL, 33018, US |
| Region / Metro | Hialeah |
| Year of Construction | 1993 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | $1,386,000 |
| Buyer | RAMOS MANUEL |
| Seller | MARIO |
7850 W 28th Ave Hialeah Multifamily Opportunity
Neighborhood-level occupancy remains in the high 90s, pointing to durable leasing and limited slack in nearby supply, according to WDSuite’s CRE market data. Strong renter demand in Hialeah supports income stability while pricing should be managed with attention to local affordability.
Situated in Hialeah’s Urban Core, the surrounding neighborhood rates A and is competitive among Miami-Miami Beach-Kendall neighborhoods (rank 67 of 449). Amenity access is a clear strength: grocery, pharmacy, and cafe density all sit in top national percentiles, placing the area in the top quartile nationally for overall amenities. This level of convenience supports renter retention and reduces friction for daily needs.
Occupancy at the neighborhood level is strong and above the metro median (rank 52 of 449), reinforcing stable leasing dynamics. The renter-occupied share is elevated (national percentile 91), indicating a deep tenant base for multifamily product and helping underpin absorption and renewal potential.
Within a 3-mile radius, households have expanded meaningfully over the last five years with further growth projected, even as average household size trends lower. This combination suggests a larger tenant base over time and supports occupancy stability for professionally managed assets. Median contract rents have risen in recent years, and based on CRE market data from WDSuite, forward-looking rent levels are expected to track higher alongside income gains, which can sustain pricing power when paired with effective lease management.
Home values in the area are elevated relative to incomes (national percentile 86 for value-to-income), which tends to sustain reliance on rental housing and supports longer tenancy. A tradeoff is limited nearby park access, which may warrant property-level amenities or partnerships to maintain competitiveness with lifestyle-oriented renters.
Safety indicators are mixed. The neighborhood sits below the metro median for crime (rank 270 of 449) and around the lower-middle range nationally (40th percentile). Property-related offense metrics are comparatively better positioned than violent offense measures, which trend closer to national mid-tier levels. Recent year-over-year readings indicate some uptick, so prudent operators may plan for standard security measures and lighting, and emphasize tenant communication.
For investors, the takeaway is comparative rather than absolute: safety is not a top-quartile strength, but it remains manageable in context of the Miami metro, and trends should be monitored as part of ongoing asset management.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and Mosaic.
- Johnson & Johnson — corporate offices (2.8 miles)
- Ryder System — corporate offices (3.2 miles) — HQ
- World Fuel Services — corporate offices (5.8 miles) — HQ
- Lennar — corporate offices (8.3 miles) — HQ
- Mosaic — corporate offices (14.8 miles)
7850 W 28th Ave benefits from a renter-oriented Urban Core location with sustained neighborhood occupancy and top-quartile amenity access that supports retention and leasing velocity. Within a 3-mile radius, household growth and a shrinking average household size point to a larger tenant base over time, while elevated ownership costs versus incomes reinforce reliance on multifamily housing. According to commercial real estate analysis from WDSuite, rent levels have trended up and are expected to continue tracking higher alongside income gains, favoring disciplined revenue management.
Key considerations include local affordability pressure (high rent-to-income readings) and limited park access, which place a premium on property-level amenities and targeted concessions strategy. Safety indicators sit below the metro median, warranting routine security and monitoring, but the area’s proximity to major employers and daily-needs retail provides counterbalancing demand depth.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Top-quartile amenity density (grocery, pharmacy, cafes) aids retention and rentability
- 3-mile household growth and smaller household sizes expand the tenant base
- Elevated ownership costs versus incomes reinforce multifamily demand
- Risks: affordability pressure (rent-to-income), below-metro-median safety, limited park access