| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 40th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5501 SW 11th St, Margate, FL, 33068, US |
| Region / Metro | Margate |
| Year of Construction | 1988 |
| Units | 96 |
| Transaction Date | 2013-06-03 |
| Transaction Price | $10,500,000 |
| Buyer | OAKLAND HILLS SQUARE LLC |
| Seller | BLUE VALLEY APARTMENTS INC |
5501 SW 11th St Margate Value-Add Multifamily
Neighborhood fundamentals point to steady renter demand and mid-pack occupancy for this inner-suburb location, according to WDSuite’s CRE market data. 1988 vintage suggests achievable upgrades to enhance competitiveness versus newer local stock.
Positioned in Margate within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood rates B- and sits near the metro middle among 345 neighborhoods. Amenity access is balanced: cafes, childcare, groceries, and restaurants index above national averages, while parks and pharmacies are limited. For investors, this mix supports daily convenience for residents without relying on destination retail.
Rents in the neighborhood benchmark on the higher side nationally, and occupancy trends are around the metro median, signaling demand that has held up through recent cycles based on CRE market data from WDSuite. The neighborhood’s renter-occupied share is elevated relative to the nation (competitive upper tier), indicating a meaningful multifamily tenant base and potential for leasing stability.
Within a 3-mile radius, population has grown and households have increased, with forecasts pointing to continued household expansion through 2028. This trajectory implies a larger tenant base over time and supports occupancy durability for well-managed assets.
The asset’s 1988 construction predates the neighborhood’s average vintage by a few years. That age profile can translate into value-add potential through targeted interior and systems upgrades to sharpen positioning against early-1990s and newer comparables. Elevated home values relative to incomes in the neighborhood indicate a high-cost ownership market, which tends to sustain reliance on rental housing and can aid lease retention.
Safety indicators are mixed but generally align with the Fort Lauderdale metro mid-range. Property-related offenses track around national averages and have improved year over year, while violent-offense measures sit below national percentiles. For underwriting, this suggests conditions comparable to many inner-suburban areas, with recent trends in property crime moving in a favorable direction according to WDSuite’s CRE market data.
Nearby employers provide a broad white-collar and healthcare employment base that can support renter demand and retention, particularly for workforce and mid-market units: AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Ryder System.
- AutoNation — automotive retail HQ and corporate (7.4 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (7.8 miles)
- Office Depot — office supplies corporate (14.0 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (22.2 miles)
- Ryder System — logistics & transportation corporate (26.5 miles) — HQ
This 96-unit asset offers a value-add path in an inner-suburban Broward County location where neighborhood occupancy sits near the metro median and renter demand is reinforced by an elevated renter-occupied share. The 1988 vintage creates scope for targeted renovations to lift positioning against slightly newer local stock. Elevated ownership costs versus incomes locally help sustain rental demand, and 3‑mile household growth—projected to continue—supports a deeper tenant base and potential leasing stability.
According to commercial real estate analysis from WDSuite, neighborhood rents price above national norms while NOI per unit benchmarks competitively for the metro, indicating revenue potential for well-executed operations. That said, higher rent-to-income levels call for attentive lease management to balance pricing power with retention.
- Inner-suburban location with stable, mid-range occupancy and a meaningful renter base
- 1988 vintage supports value-add through interior and systems updates
- Elevated ownership costs reinforce reliance on rental housing, aiding demand depth
- 3-mile household growth and major nearby employers support leasing durability
- Risk: higher rent-to-income levels require disciplined renewals and pricing strategy