| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 32nd | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9805 W Okeechobee Rd, Hialeah, FL, 33016, US |
| Region / Metro | Hialeah |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9805 W Okeechobee Rd Hialeah Multifamily Opportunity
Neighborhood fundamentals point to stable renter demand with high occupancy and a sizable renter concentration, according to WDSuite’s CRE market data. Location strengths and daily-needs access underpin leasing durability in this Miami-Dade submarket.
The property sits in an Urban Core neighborhood rated A and ranked 61 out of 449 metro neighborhoods, placing it competitive among Miami-Miami Beach-Kendall, FL locations. Daily-needs access is a clear strength: grocery, restaurant, park, pharmacy, café, and childcare density all trend in the top percentiles nationally, supporting convenience, foot traffic, and renter retention.
Renter-occupied housing accounts for a large share of neighborhood units, indicating a deep tenant base and steady multifamily demand. Neighborhood occupancy is in the top quartile nationally, which supports income stability and lowers lease-up risk relative to weaker locations.
Within a 3-mile radius, demographics show a broadly stable population with notable increases in households and families over the past five years, pointing to a larger tenant base. Forecasts continue to show household growth alongside smaller average household sizes, which typically supports demand for rental units across a range of floor plans.
Homeownership costs are elevated relative to local incomes by national standards, which tends to reinforce reliance on rental housing and can support pricing power when managed carefully. Median contract rents have risen over recent years, consistent with strong South Florida demand, though investors should balance rent strategy with local rent-to-income levels to manage retention.
Constructed in 1989—newer than the neighborhood’s average vintage—this asset should be comparatively competitive versus older local stock, while still warranting periodic modernization of interiors and building systems to maintain positioning and support renewals.
Safety metrics are mixed but generally near or modestly better than national medians, with recent improvement in violent offense rates. At the metro level, the neighborhood’s crime rank sits at 123 out of 449, which is competitive among Miami neighborhoods. Nationally benchmarked indicators place the area around the middle-to-better range, suggesting typical urban-core risk management rather than outsized exposure.
For investors, the takeaway is that safety trends should be monitored—particularly year-to-year property crime volatility—but current readings are consistent with many South Florida infill locations and are not an outlier versus regional norms.
Nearby employers provide a diverse white-collar and logistics-oriented employment base that supports renter demand and commute convenience. The list below highlights major corporate offices and headquarters within typical commuting distance.
- Ryder System — logistics & transportation (3.4 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (3.5 miles)
- World Fuel Services — energy & fuel services (3.9 miles) — HQ
- Lennar — homebuilding & corporate (6.4 miles) — HQ
- Mosaic — industrial & corporate offices (13.5 miles)
This 24-unit asset benefits from an A-rated Urban Core location with strong convenience amenities, top-quartile neighborhood occupancy, and a high concentration of renter-occupied housing—factors that support leasing stability and renewal potential. According to CRE market data from WDSuite, local rents and household counts have trended upward, while ownership costs remain elevated relative to incomes, reinforcing reliance on multifamily housing.
Built in 1989, the property is slightly newer than the area’s average vintage, positioning it competitively versus older stock. Targeted capital planning—focused on interior updates and systems maintenance—can help sustain positioning as household growth and a broad employment base support long-term demand.
- A-rated, amenity-rich Urban Core location with top-quartile neighborhood occupancy supports income durability
- High renter-occupied share signals a deep tenant base and steady multifamily demand
- 1989 vintage offers competitive positioning versus older local stock with clear value-add via targeted modernizations
- Proximity to major employers underpins leasing and retention for workforce and white-collar renters
- Watchpoints: rent-to-income pressures and year-to-year property crime volatility call for prudent lease management and security measures