| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 23rd | Poor |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3380 S Douglas Rd, Miramar, FL, 33025, US |
| Region / Metro | Miramar |
| Year of Construction | 2003 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | $1,400,000 |
| Buyer | MALLORCA PARTNERS LTD |
| Seller | CONTINENTAL HOMES OF FLORIDA INC |
3380 S Douglas Rd Miramar Multifamily Investment
Neighborhood occupancy trends sit in the top quartile locally, pointing to stable renter demand for well-located assets, according to WDSuite’s CRE market data.
Located in Miramar’s inner-suburban fabric of the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood posts above-median occupancy versus metro peers and lands in the top quartile nationally for occupancy stability. Renter-occupied housing makes up a meaningful share of units, supporting a durable tenant base and steady leasing velocity for multifamily. Median rents track above national norms, while a relatively modest rent-to-income ratio indicates manageable affordability pressure that can aid retention and disciplined pricing.
The property’s 2003 vintage is newer than the neighborhood’s typical 1980s-era housing stock. That positioning can be competitive against older product, though investors should still plan for selective system updates and light modernization to sustain performance over a full hold.
Amenity access is mixed. Cafes and parks score in the top quartile nationally, but grocery and pharmacy options are thinner immediately nearby, suggesting residents are likely to drive for essential errands. Average school ratings track below metro benchmarks, which can influence unit mix strategy more than near-term absorption.
Within a 3-mile radius, recent years show a slight population dip alongside growth in households and families, implying smaller household sizes and a broader renter pool. Projections point to continued increases in households through 2028, which supports occupancy stability and future demand for rental units. Elevated ownership costs in the area, relative to incomes, further reinforce reliance on multifamily housing and can underpin lease retention.
Safety indicators compare favorably. The neighborhood ranks above the metro median (among 345 neighborhoods) and falls in the top quartile nationally for lower property and violent offense rates, based on WDSuite’s data. Year-over-year trends also show notable improvement in violent offenses, adding support to the long-run livability case.
As with any submarket, conditions can vary by corridor and over time. Investors should assess site-specific visibility, lighting, and access controls as part of standard risk management rather than relying solely on area averages.
Nearby corporate nodes help anchor employment and support renter demand through commute convenience. Key employers within a practical drive include Johnson & Johnson, Ryder System, AutoNation, World Fuel Services, and Mosaic.
- Johnson & Johnson — healthcare & consumer products offices (5.6 miles)
- Ryder System — logistics & transportation (10.8 miles) — HQ
- AutoNation — automotive retail corporate (12.2 miles) — HQ
- World Fuel Services — energy distribution corporate (12.9 miles) — HQ
- Mosaic — agriculture & chemicals offices (14.5 miles)
This 36-unit, 2003-vintage asset benefits from a renter-supportive neighborhood where occupancy trends are above the metro median and in the top quartile nationally, indicating resilient leasing. Ownership costs are elevated relative to incomes, which sustains reliance on rentals and can support retention, while median rents remain competitive. According to CRE market data from WDSuite, the surrounding 3-mile area shows household growth and a broader renter pool, reinforcing long-run demand.
The 2003 construction is newer than much of the local stock, offering a competitive edge over older comparables; targeted upgrades and systems planning can capture value and mitigate aging risk. Amenity access is favorable for lifestyle uses (cafes, parks), though thinner grocery and pharmacy options nearby warrant resident convenience strategies.
- Top-quartile neighborhood occupancy supports stable leasing and cash flow resilience
- 2003 vintage competes well versus 1980s-era stock with value-add potential via selective upgrades
- Elevated ownership costs bolster multifamily reliance and lease retention prospects
- 3-mile household growth expands the tenant base and supports occupancy
- Risk: limited nearby grocery/pharmacy access and softer school ratings require amenity and marketing strategies