| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 43rd | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4195 SW 67th Ave, Davie, FL, 33314, US |
| Region / Metro | Davie |
| Year of Construction | 1973 |
| Units | 89 |
| Transaction Date | 2018-10-18 |
| Transaction Price | $10,000,000 |
| Buyer | CIRCLE CAPITAL VUE LLC |
| Seller | BALA SCANDIA LLC |
4195 SW 67th Ave, Davie FL Multifamily Opportunity
Neighborhood occupancy has been resilient with solid renter demand, according to WDSuite’s CRE market data, supporting stable performance for well-managed assets. For investors, the submarket’s renter concentration and improving fundamentals point to consistent leasing and retention potential.
Located in Davie’s inner-suburb fabric of the Fort Lauderdale–Pompano Beach–Sunrise metro, the property benefits from a renter-oriented neighborhood (renter-occupied share measured at the neighborhood level) and occupancy that is competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods (ranked 104 out of 345) with a multi‑year uptrend. Restaurant density sits in the top quartile nationally, while pharmacies and childcare access are notably strong as well; in contrast, nearby cafes, groceries, and parks are limited, which may modestly affect walk-to-amenity appeal but does not preclude drive-time convenience common to suburban Broward County.
Demographic statistics within a 3-mile radius indicate recent population growth alongside an increase in households, with forecasts pointing to further renter pool expansion by 2028. This combination typically supports occupancy stability and leasing velocity for workforce and mid-market units. Median home values sit in a higher-cost ownership context for Broward, which tends to sustain rental demand and supports pricing power for well-located multifamily.
At the neighborhood level, median contract rents have grown over the past five years, and rent-to-income ratios suggest pockets of affordability pressure for some cohorts—an investor consideration for renewal strategies and rent setting. Still, the elevated neighborhood renter concentration (above the metro median by rank) provides depth to the tenant base, which historically supports stabilized cash flows when operations are disciplined.
The asset’s 1973 vintage is older than the neighborhood’s average construction year. For investors, this points to potential value‑add through interiors, common areas, or systems upgrades, along with targeted capital planning to maintain competitive standing versus newer stock.
Based on WDSuite’s CRE market data, the neighborhood’s overall crime rank is favorable within the metro (47 out of 345), indicating comparatively safer conditions versus many Fort Lauderdale–Pompano Beach–Sunrise neighborhoods. Nationally, violent-offense metrics trend strong (97th percentile, i.e., top decile), and property-offense metrics are also comparatively strong (86th percentile), placing the area above national norms for safety.
Recent trends show a modest year-over-year decline in estimated violent offenses and a slight uptick in estimated property offenses. For investors, this suggests a generally stable safety backdrop with typical suburban monitoring needs rather than a material headwind.
Proximity to corporate employers supports a steady commuter tenant base and can aid retention for workforce-oriented units. Notable nearby employers include AutoNation, Johnson & Johnson, Tenet Healthcare, Ryder System, and Mosaic.
- AutoNation — corporate offices (6.7 miles) — HQ
- Johnson & Johnson — corporate offices (12.0 miles)
- Tenet Healthcare Corporation, Florida Region — corporate offices (16.3 miles)
- Ryder System — corporate offices (16.7 miles) — HQ
- Mosaic — corporate offices (19.2 miles)
This 89‑unit asset offers scale in a renter‑heavy neighborhood where occupancy trends are competitive within the metro and supported by a growing 3‑mile demand base. Elevated ownership costs in Broward reinforce reliance on multifamily, while neighborhood rent growth and a deep tenant base support ongoing leasing and renewal performance, according to commercial real estate analysis from WDSuite.
Built in 1973, the property may benefit from targeted value‑add and systems modernization to sharpen positioning against newer inventory. Amenity access skews toward restaurants, pharmacies, and childcare rather than walkable groceries or parks—appropriate for drive‑to suburban living—and safety indicators compare favorably both within the metro and nationally, aligning with stable, long‑term operations.
- Renter‑oriented neighborhood with competitive occupancy and a deep local tenant base
- Growing 3‑mile population and household counts support demand and leasing stability
- Higher-cost ownership context sustains rental demand and pricing power
- 1973 vintage provides value‑add and CapEx pathways to enhance NOI
- Risks: limited walkable groceries/cafes and selective affordability pressure require thoughtful rent-setting and retention management