| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 40th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10720 Pembroke Rd, Hollywood, FL, 33025, US |
| Region / Metro | Hollywood |
| Year of Construction | 2003 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $3,915,800 |
| Buyer | TRG PEMBROKE ROAD LTD |
| Seller | EDMUND N ANSIN I |
10720 Pembroke Rd, Hollywood FL Multifamily Investment
Neighborhood occupancy registers in the mid-to-high 90s with roughly half of units renter-occupied, signaling depth and stability in the tenant base, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Broward County, the neighborhood rates B+ and is competitive among Fort Lauderdale–Pompano Beach–Sunrise submarkets (rank 101 of 345). Daily conveniences are strong for renters, with restaurants, cafes, childcare, and grocery options tracking above national averages, while park and pharmacy density is limited within the immediate area. Average school ratings sit below national norms, which may influence family-oriented leasing strategies.
Multifamily fundamentals are favorable: neighborhood occupancy is 96.9% (above metro median; 83rd percentile nationally), and average NOI per unit ranks in the top decile nationwide. Median contract rents are higher than U.S. norms, and the rent-to-income ratio near 0.27 suggests some affordability pressure to monitor, but also supports pricing discipline and renewal management.
Tenure patterns indicate a balanced renter base: about 49.6% of housing units are renter-occupied, providing a broad pool for lease-up and retention without overreliance on any single segment. In the surrounding 3-mile radius, households have grown meaningfully in recent years with further gains forecast, and household sizes are trending smaller—conditions that typically expand the renter pool and support occupancy stability.
Ownership costs in the area are elevated relative to national medians, reinforcing reliance on multifamily housing and aiding lease retention. The property’s 2003 vintage is slightly newer than the neighborhood average (2000), offering competitive positioning versus older stock while warranting mid-life capital planning for systems and common areas.
Safety indicators compare favorably at the neighborhood level. Overall crime benchmarks are above national averages (71st percentile nationally), and violent-offense metrics are notably strong, with the neighborhood in the top percentile band nationally (98th percentile) and a substantial year-over-year decline in estimated violent incidents. Within the Fort Lauderdale–Pompano Beach–Sunrise metro (345 neighborhoods), the area performs above the metro median on several safety measures. As always, conditions vary by block and over time, so investors should pair this context with on-the-ground diligence.
Proximity to a diversified base of corporate offices supports renter demand and commute convenience, including healthcare products, logistics, automotive retail, energy services, and homebuilding employers listed below.
- Johnson & Johnson — healthcare & consumer products corporate offices (6.1 miles)
- Ryder System — logistics & transportation (10.4 miles) — HQ
- AutoNation — automotive retail (12.6 miles) — HQ
- World Fuel Services — energy & logistics (13.1 miles) — HQ
- Lennar — homebuilding (15.7 miles) — HQ
This 20-unit asset at 10720 Pembroke Rd benefits from resilient neighborhood fundamentals: occupancy trends are strong, renter concentration is balanced, and household growth within a 3-mile radius points to a larger tenant base ahead. Elevated ownership costs in the area tend to sustain demand for rentals, and neighborhood NOI per unit ranks among the strongest nationally. According to CRE market data from WDSuite, these dynamics place the location above the metro median on several demand metrics without overreliance on a single renter cohort.
Built in 2003, the property is slightly newer than the neighborhood average, offering competitive positioning versus older stock while calling for selective mid-life updates to preserve rentability. Key watch items include below-average school ratings and limited park/pharmacy density, which may shape unit-mix strategy and amenity investments, as well as managing rent-to-income pressures to protect retention.
- Strong neighborhood occupancy and balanced renter concentration support leasing stability
- Household growth within 3 miles expands the tenant base and supports absorption
- Elevated ownership costs reinforce multifamily demand and renewal potential
- 2003 vintage offers competitive positioning with targeted mid-life capex for durability
- Risks: weaker school ratings, limited parks/pharmacy nearby, and affordability pressure requiring careful lease management