| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 40th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5451 SW 11th St, Margate, FL, 33068, US |
| Region / Metro | Margate |
| Year of Construction | 1988 |
| Units | 93 |
| Transaction Date | 2012-03-06 |
| Transaction Price | $100,000 |
| Buyer | OAKLAND HILLS SQUARE LLC |
| Seller | BLUE VALLEY APARTMENTS INC |
5451 SW 11th St Margate Multifamily Investment Opportunity
Steady neighborhood occupancy and a growing 3-mile household base point to durable renter demand, according to WDSuite’s CRE market data. Elevated ownership costs in Broward County further support lease retention and pricing discipline for well-managed assets.
This inner-suburban pocket of Margate sits within the Fort Lauderdale-Pompano Beach-Sunrise metro and tracks near the metro median on overall neighborhood performance (ranked 185 among 345 neighborhoods). Neighborhood occupancy is reported at 92.2%, and the renter-occupied share is about 38% — a meaningful tenant base that supports leasing velocity and renewal depth for multifamily.
Livability is supported by solid everyday amenities: grocery and restaurant density rank competitively versus national peers, while cafes are present though more limited. Park and pharmacy access inside the neighborhood core are lean, so residents typically rely on nearby corridors for those needs. For investors, the practical takeaway is stable convenience for daily necessities with some trade-offs on recreation within walking distance.
Within a 3-mile radius, population has expanded in recent years and households have increased notably, with forecasts indicating further household growth by 2028. This points to a larger tenant base and continued demand for rental units, even as average household size trends slightly smaller — a pattern that can favor smaller floor plans and supports occupancy stability.
Home values in the neighborhood test above national norms and the value-to-income relationship sits on the higher side nationally. In practice, that high-cost ownership landscape tends to reinforce reliance on rental housing, supporting retention and limiting direct competition from entry-level for-sale options. Median contract rents have risen materially over the past five years, suggesting the submarket has supported rent growth, though operators should monitor rent-to-income ratios when setting renewal strategies.
The property’s 1988 vintage is slightly older than the neighborhood’s average construction year (1992). That age profile suggests planning for selective capital expenditures and positions the asset for targeted value-add — think interiors, common area upgrades, or building systems — to maintain competitiveness versus younger stock.
Neighborhood safety indicators sit around the metro median (crime rank 172 of 345 neighborhoods). Nationally, violent offense levels benchmark below the U.S. average, while property offenses track closer to the national midpoint. Recent trend data shows property offenses declining year over year, an encouraging signal to watch for persistence.
Investors should view safety through a comparative lens: conditions are not top quartile, but improving property-crime trends and a metro-median profile suggest manageable risk with standard operational measures (lighting, access control, and resident engagement). Always assess block-level conditions during diligence, as micro-location can vary within inner-suburban areas.
Proximity to major employers across corporate services and healthcare underpins renter demand and commute convenience for workforce residents. The nearby employment base includes AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Ryder System.
- AutoNation — automotive retail HQ (7.4 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (7.86 miles)
- Office Depot — office supplies HQ (13.96 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (22.25 miles)
- Ryder System — logistics & transportation HQ (26.48 miles) — HQ
5451 SW 11th St offers a 93-unit, workforce-oriented positioning in an inner-suburban Broward County location where neighborhood occupancy is stable and renter concentration supports a reliable leasing funnel. Home values outpacing national norms and a higher value-to-income relationship point to a high-cost ownership market that typically sustains multifamily demand and renewal capture. Based on CRE market data from WDSuite, rents have climbed over the past five years and the 3-mile area shows ongoing population growth and a notable increase in households, indicating a growing tenant base that can support occupancy and disciplined rent strategies.
The 1988 vintage is slightly older than nearby stock, creating a straightforward value-add angle: targeted interior refreshes, curb appeal, and building-systems planning to defend market share against newer deliveries. Operators should calibrate rent-setting and retention tactics to local rent-to-income dynamics and remain mindful of neighborhood safety that sits near metro median — manageable with standard property management practices.
- Stable neighborhood occupancy and meaningful renter-occupied share support steady leasing
- High-cost ownership context in Broward reinforces multifamily demand and renewal potential
- 3-mile population and household growth expand the tenant base and support absorption
- 1988 vintage enables targeted value-add and capex planning to stay competitive
- Risks: affordability pressure (rent-to-income) and metro-median safety require proactive management