| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 59th | Good |
| Amenities | 50th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3711 W State Road 84, Davie, FL, 33312, US |
| Region / Metro | Davie |
| Year of Construction | 2000 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $1,526,000 |
| Buyer | HACIENDA COVE LLC |
| Seller | AMERICAN VILLAGE DEVELOPMENT INC |
3711 W State Road 84 Davie Multifamily Investment
A deep renter base and a high-cost ownership landscape in Davie suggest durable renter demand, according to WDSuite s CRE market data. This commercial real estate analysis points to stable tenant depth even as operators should manage affordability sensitivity.
Positioned in Davie s inner-suburban fabric within the Fort Lauderdale-Pompano Beach-Sunrise metro, the property benefits from a neighborhood rated B+ (ranked 123 of 345), which is competitive among metro neighborhoods. Parks and daily-needs access are solid for renters: park density sits in the top quartile nationally, and cafes and grocery options track above national midpoints. Childcare and pharmacy options are thinner locally, so residents may rely on nearby submarkets for those services.
The neighborhood s housing stock skews older than the subject property: the average construction year is 1987. With a 2000 vintage, this asset is newer than the local norm, supporting relative competitiveness versus older inventory while still warranting routine modernization planning for systems and finishes.
Renter concentration is high at the neighborhood level (62.7% of housing units are renter-occupied; top decile nationally), signaling a deep tenant pool and productive leasing funnel for multifamily operators. Neighborhood occupancy is measured for the neighborhood rather than the property and trends below national norms, which calls for hands-on leasing and renewal management to sustain collections and stabilize turnover.
Within a 3-mile radius, household counts rose in recent years while average household size edged lower, expanding the addressable renter pool. Forward-looking data points to additional population growth and a sizable increase in households by 2028, which supports demand for rental units and can underpin occupancy stability and absorption. Elevated home values relative to incomes (top decile nationally on value-to-income) reinforce reliance on multifamily housing, while a higher rent-to-income profile suggests careful rent setting and retention strategy.
Safety indicators benchmark below national averages on a percentile basis, with both property and violent offense measures tracking in the lower national percentiles. These figures are neighborhood-level, not property-specific, and can vary by block and over time.
Recent year-over-year readings indicate upward movement in both violent and property offense estimates. Investors typically address this through visible property-level measures, insurance budgeting, and resident engagement, and by monitoring local policing and trend shifts at the neighborhood scale within the Fort Lauderdale-Pompano Beach-Sunrise metro.
Nearby employment anchors span headquarters operations, healthcare, logistics, and industrials, supporting commuter convenience and a broad renter base for workforce and professional tenants.
- AutoNation automotive retail HQ functions (4.1 miles) HQ
- Johnson & Johnson healthcare & consumer products offices (14.0 miles)
- Tenet Healthcare Corporation, Florida Region healthcare services (15.8 miles)
- Ryder System logistics & transportation (19.0 miles) HQ
- Mosaic industrials (19.5 miles)
Built in 2000 with 20 units, the asset is newer than the neighborhood s 1980s-vintage norm, offering competitive positioning against older stock and potential to capture tenants prioritizing functional layouts and updated systems. Neighborhood-level renter concentration is high and ownership costs are elevated relative to incomes, reinforcing multifamily demand even as operators should price with an eye to retention given higher rent-to-income readings. According to CRE market data from WDSuite, neighborhood occupancy trends below national benchmarks, underscoring the value of proactive leasing and renewal programs.
Within a 3-mile radius, households increased in recent years and are projected to expand further alongside population growth by 2028, pointing to a larger tenant base and potential support for occupancy stability over the hold. Proximity to diverse employers adds leasing resilience, while safety and affordability pressures remain key risk factors to underwrite via operations, capital planning, and insurance.
- 2000 vintage vs. 1980s local average supports competitive positioning and manageable value-add scope
- High renter-occupied share indicates depth of tenant demand at the neighborhood level
- 3-mile household growth and projected expansion suggest a larger renter pool and leasing durability
- Elevated ownership costs relative to incomes support rental reliance and potential pricing power
- Risks: below-national safety percentiles, neighborhood occupancy softness, and rent-to-income pressure require active management