| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 33rd | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6095 NW 8th St, Margate, FL, 33063, US |
| Region / Metro | Margate |
| Year of Construction | 1973 |
| Units | 31 |
| Transaction Date | 2021-04-16 |
| Transaction Price | $4,600,000 |
| Buyer | TROPICAL VIEW LLC |
| Seller | TROPICAL VIEW APARTMENTS LLC |
6095 NW 8th St Margate Multifamily Opportunity
Neighborhood-level occupancy is steady and renter demand is supported by local amenities and household growth, according to WDSuite s CRE market data. This positioning favors durable cash flow in an inner-suburban Broward County location.
The property sits in Margate s inner-suburban fabric within the Fort Lauderdale Pompano Beach Sunrise metro, where the neighborhood rates C and is above the metro median on several renter-relevant measures (259th of 345 overall). Dining density is a clear strength restaurants rank in the top decile nationally and cafes are similarly strong, which supports lifestyle convenience and day-to-day leasing appeal. Childcare access also scores at the top of national comparisons, a positive for family-oriented renter segments. By contrast, on-neighborhood measures show limited park, grocery, and pharmacy presence, suggesting residents rely on nearby corridors for those needs.
Neighborhood occupancy is 90.1% (neighborhood-level, not property-level) and has held essentially flat over five years, signaling stable demand. Renter-occupied housing comprises roughly two-fifths of neighborhood units and sits above national norms, indicating a meaningful tenant base for multifamily operators. Median contract rents in the neighborhood are positioned above the national mid-point, while rent-to-income levels point to manageable affordability pressure that can support retention with disciplined lease management.
Within a 3-mile radius, demographics show recent population growth with a larger increase in households, broadening the renter pool. Forecasts point to continued population and household gains over the next five years, which generally supports occupancy stability and leasing velocity for well-managed assets. Household incomes have trended higher historically in this radius, aligning with sustained demand for quality rental housing.
Home values in the neighborhood sit above the national middle and the value-to-income profile reflects a relatively high-cost ownership market for many households. That context typically reinforces reliance on rental options, aiding tenant retention and pricing power for assets that are well maintained and appropriately amenitized.
Safety signals are mixed but broadly favorable in national context. The neighborhood compares better than average nationwide on overall crime measures and is in the top quartile nationally on violent-offense safety, according to WDSuite s CRE market data. That said, recent estimates indicate a notable uptick in property-related incidents year over year at the neighborhood level, which warrants ongoing monitoring and proactive property security and lighting practices.
Investors should interpret these figures as neighborhood-level indicators rather than block-specific conditions, and incorporate local management practices and insurance considerations into underwriting.
The area draws from a diverse employment base that supports workforce and professional renter demand, with convenient commutes to healthcare, retail automotive, and corporate services hubs noted below.
- Tenet Healthcare Corporation, Florida Region healthcare services (6.4 miles)
- AutoNation automotive retail corporate (9.0 miles) HQ
- Office Depot office supplies corporate (12.6 miles) HQ
- Johnson & Johnson healthcare & consumer products offices (23.8 miles)
- Ryder System logistics corporate (27.8 miles) HQ
6095 NW 8th St is a 31-unit, 1973-vintage asset in an inner-suburban Broward County neighborhood where dining and childcare access are competitive nationally, supporting renter appeal. Neighborhood-level occupancy has been steady and renter concentration is above national norms, while a 3-mile radius shows population and household expansion that broadens the tenant base. Based on commercial real estate analysis from WDSuite, local rent positioning and moderate rent-to-income dynamics point to sustainable retention potential for well-operated units.
The 1973 construction suggests planning for ongoing capital needs and selective value-add to remain competitive against slightly newer stock in the metro. Ownership costs in the neighborhood are relatively elevated compared to incomes, which often sustains rental demand and supports pricing power for well-maintained communities. Operators should underwrite ordinary age-related systems work and monitor neighborhood property-crime trends as part of risk management.
- Stable neighborhood-level occupancy with renter concentration above national norms supports demand depth.
- Strong amenity access (restaurants, cafes, childcare) enhances leasing appeal and retention.
- 3-mile population and household growth expands the tenant base and supports occupancy stability.
- 1973 vintage offers value-add/modernization potential alongside prudent capital planning.
- Risk: limited on-neighborhood grocery/park options and recent property-crime volatility warrant active management.