| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 55th | Fair |
| Amenities | 67th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 311 Gulfstream Rd, Dania, FL, 33004, US |
| Region / Metro | Dania |
| Year of Construction | 1982 |
| Units | 24 |
| Transaction Date | 2023-02-07 |
| Transaction Price | $7,800,000 |
| Buyer | BIBI TOWNHOMES INVESTMENT LLC |
| Seller | MARINA TOWNHOMES LLC |
311 Gulfstream Rd Dania FL Multifamily Opportunity
Positioned in an amenity-served inner suburb, this asset benefits from a high-cost ownership market that supports steady renter demand, according to WDSuite’s CRE market data. Neighborhood dynamics point to a durable tenant base with room for value-add execution rather than reliance on outsized rent growth.
The property sits in Dania, within the Fort Lauderdale–Pompano Beach–Sunrise metro, in a neighborhood rated B+ and ranked 118 out of 345 — competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods. Local retail access is a strength: grocery, pharmacy, and restaurant density each land in the top quartile nationally, while cafes are also above national norms. Childcare options are limited, which may matter for family-oriented leasing strategies.
At the neighborhood level, renter-occupied housing represents about 43% of units, indicating a solid but not saturated renter concentration that can support leasing without overly high turnover risk. Neighborhood occupancy is below national norms, so underwriting should prioritize tenant retention and conservative lease-up timelines. Median home values trend elevated for the area and rank well nationally, and the neighborhood’s value-to-income ratio is high, which typically sustains reliance on rental housing and supports pricing power for competitively positioned product.
Within a 3-mile radius, demographic statistics show modest population softness historically but an increase in households, reflecting smaller household sizes and the formation of more renting households. Forward-looking projections indicate population growth and a notable increase in households over the next five years, pointing to a larger tenant base and potential support for occupancy stability if product quality and pricing align with local incomes.
Built in 1982 against a neighborhood average vintage from the early 1970s, the property is newer than much of the nearby stock. That positioning can be competitive versus older buildings, though investors should plan for system modernizations and targeted renovations to match current renter expectations and to capture value-add upside.
Safety indicators are mixed. Compared with 345 metro neighborhoods, this area ranks toward the safer end (crime rank 307 of 345), suggesting relatively stronger standing within the Fort Lauderdale–Pompano Beach–Sunrise metro. Nationally, however, safety metrics sit below average, with violent and property offense percentiles in the lower ranges compared to neighborhoods nationwide. Recent year-over-year changes have been uneven, so prudent operations should include standard security measures and tenant communication, with underwriting that avoids aggressive assumptions tied to rapid safety improvements.
Proximity to corporate employment anchors supports workforce housing demand and commute convenience, notably in automotive retail, healthcare products, hospital management, and logistics. The following nearby employers underpin a diverse renter base within practical driving distances.
- AutoNation — automotive retail (4.3 miles) — HQ
- Johnson & Johnson — healthcare products (14.8 miles)
- Mosaic — chemicals & fertilizers (17.0 miles)
- Tenet Healthcare Corporation, Florida Region — hospital management (19.2 miles)
- Ryder System — logistics & fleet management (20.5 miles) — HQ
This 1982-vintage, Dania-located asset offers exposure to an amenity-rich inner suburb where high ownership costs reinforce multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy runs below national norms, making operational execution and retention strategies central to performance, while elevated home values and a competitive neighborhood rank support pricing power for well-positioned units.
Demographic statistics aggregated within a 3-mile radius show household growth alongside smaller household sizes and projected population gains, signaling renter pool expansion over the next five years. This backdrop, paired with proximity to diversified employers, points to steady demand for updated product. Investors should budget for targeted renovations and system upgrades consistent with an early-1980s vintage and manage around affordability pressure evident in local rent-to-income dynamics.
- Amenity access and high-cost ownership market support durable renter demand
- 1982 vintage offers value-add potential via modernization and repositioning
- 3-mile radius outlook shows household growth, bolstering the future tenant base
- Diverse nearby employers underpin workforce housing demand and retention
- Risks: below-national occupancy, affordability pressure, and mixed safety trends require conservative underwriting