| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 43rd | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6650 SW 39th St, Davie, FL, 33314, US |
| Region / Metro | Davie |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | 2014-06-19 |
| Transaction Price | $5,750,000 |
| Buyer | DAVIE 39TH ST APARTMENTS LLC |
| Seller | C F ENTERPRISES LLC |
6650 SW 39th St Davie Multifamily Investment
Neighborhood occupancy has been resilient and competitive within the Fort Lauderdale–Pompano Beach–Sunrise metro, according to WDSuite’s CRE market data, supporting stable tenant retention potential for a well-managed asset. Renter demand is reinforced by a majority of renter-occupied units locally, while pricing power should be balanced against household income levels in the immediate area.
Located in Davie’s Inner Suburb, this C+ rated neighborhood is positioned for steady workforce demand and commuter access within the Fort Lauderdale–Pompano Beach–Sunrise region. Neighborhood occupancy is competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods (ranked 104 of 345), indicating generally stable leasing conditions at the neighborhood level rather than the specific property.
Amenities skew practical rather than lifestyle-heavy: restaurants score in the upper national percentiles, and pharmacy and childcare access are strong compared with U.S. neighborhoods. Immediate access to parks, cafes, and full-service grocers is limited within the neighborhood footprint, which suggests residents rely on nearby corridors for daily needs.
Renter concentration is elevated (the share of housing units that are renter-occupied ranks 50 of 345, well above the metro median), signaling a deep tenant base for multifamily. Neighborhood rent levels sit above many U.S. areas (upper national percentiles), and the rent-to-income profile implies some affordability pressure, so disciplined lease management remains important for retention.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing through 2028, pointing to a larger tenant base and continued renter pool expansion. Median home values trend above national norms for similar neighborhoods and, alongside a higher value-to-income ratio, indicate a relatively high-cost ownership market that tends to sustain multifamily demand and support occupancy stability.
Safety indicators compare favorably to national norms at the neighborhood level. Based on WDSuite’s data, overall crime measures place the area in roughly the upper third nationally, with a metro standing that is competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods (47th of 345). Violent offense rates benchmark in a high national percentile, while property offenses also sit in a stronger-than-average national percentile.
Recent trends are mixed but manageable: violent offenses have edged down year over year, whereas property offenses recorded a modest uptick. For investors, the takeaway is prudent: current safety readings support renter appeal and retention, but ongoing monitoring remains appropriate as part of standard operating oversight.
The surrounding employment base includes regional headquarters and diversified corporate offices that underpin commuter demand and leasing stability, notably AutoNation, Johnson & Johnson, Tenet Healthcare Corporation (Florida Region), Ryder System, and World Fuel Services.
- AutoNation — corporate offices (6.6 miles) — HQ
- Johnson & Johnson — corporate offices (12.3 miles)
- Tenet Healthcare Corporation, Florida Region — corporate offices (16.1 miles)
- Ryder System — corporate offices (16.9 miles) — HQ
- World Fuel Services — corporate offices (19.5 miles) — HQ
This 32-unit Davie property benefits from a renter-heavy neighborhood where occupancy ranks competitively within the Fort Lauderdale–Pompano Beach–Sunrise metro, supporting stable cash flow potential at the neighborhood level. Population and household growth within a 3-mile radius point to a larger tenant base over the next several years, while the ownership market’s higher value-to-income profile tends to keep households engaged with multifamily options.
At the same time, rent levels sit above many U.S. neighborhoods and the rent-to-income profile indicates affordability pressure for some households, warranting attentive renewals and amenity-driven retention. According to CRE market data from WDSuite, these dynamics—strong renter concentration, competitive occupancy, and a growing renter pool—support a steady, operations-focused thesis rather than a speculative one.
- Competitive neighborhood occupancy vs. metro peers supports income stability
- Elevated renter-occupied share signals depth of tenant demand
- 3-mile population and household growth expand the future renter pool
- Ownership costs relatively high vs. incomes, reinforcing reliance on rentals
- Risk: rent-to-income pressures and limited immediate amenities require disciplined lease management