| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 63rd | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3701 SW 160th Ave, Miramar, FL, 33027, US |
| Region / Metro | Miramar |
| Year of Construction | 2001 |
| Units | 32 |
| Transaction Date | 2021-12-30 |
| Transaction Price | $60,000,000 |
| Buyer | MAINSTAY MIRAMAR LLC |
| Seller | WINDSOR AT MIRAMAR I LLC |
3701 SW 160th Ave Miramar Multifamily Investment
Inner-suburban positioning supports steady renter demand and above-median neighborhood occupancy, according to WDSuite’s CRE market data. The area skews owner-heavy, so pricing and amenities that target a defined renter niche can help sustain performance.
Located in Miramar’s inner suburbs of Broward County, the property sits in a car-oriented neighborhood with limited on-foot retail and services inside the immediate boundaries. Neighborhood schools rate well (top national tier by percentile), which tends to support family-oriented renter demand and longer lease terms. At the neighborhood level, occupancy averages 92.7%, pointing to stable utilization of existing stock, per WDSuite.
Relative positioning within the Fort Lauderdale–Pompano Beach–Sunrise metro is balanced: the neighborhood’s overall rating is C, competitive among metro peers in some fundamentals but not an amenities node. Home values rank in the upper national percentiles, indicating a high-cost ownership market that can reinforce renter reliance on multifamily housing and support pricing power when units are well-finished and professionally managed.
Vintage context matters: the asset was built in 2001, slightly older than the neighborhood’s average construction year (2003). For investors, this points to routine capital planning and selective renovations as avenues to defend competitiveness against newer product while capturing value-add upside.
Tenure signals differ by cut: within the neighborhood, about one-third of housing units are renter-occupied (33.3%), supporting a workable tenant base. Within a 3-mile radius, housing skews more heavily toward ownership, so multifamily operators should calibrate unit mix and marketing to attract renters by choice. Median contract rents in the neighborhood track in higher national percentiles, while the rent-to-income ratio sits in a low national percentile — an indicator of affordability pressure that warrants proactive lease management and retention strategies. These dynamics, together with above-median occupancy, frame a measured, investor-friendly outlook grounded in commercial real estate analysis from WDSuite.
Neighborhood safety benchmarks compare favorably on a national basis. Property-related offenses are in the top percentile nationally for safety, and violent-offense estimates also sit in higher national percentiles, indicating comparatively lower incident rates versus many U.S. neighborhoods, based on WDSuite’s data.
Within the Fort Lauderdale–Pompano Beach–Sunrise metro, the area performs above average on safety relative to peers, though not at the very top. For investors, this typically supports renter retention and broadens the potential tenant pool, especially for households prioritizing stability and schools. As always, property-level measures and up-to-date local checks remain important complements to neighborhood statistics.
Proximity to established corporate offices supports commuter convenience and a durable renter base. Key nearby employers include Johnson & Johnson, Ryder System, World Fuel Services, Lennar, and AutoNation — all within an attainable drive of the property.
- Johnson & Johnson — corporate offices (6.1 miles)
- Ryder System — corporate offices (7.5 miles) — HQ
- World Fuel Services — corporate offices (11.3 miles) — HQ
- Lennar — corporate offices (13.7 miles) — HQ
- AutoNation — corporate offices (16.6 miles) — HQ
This 32-unit, 2001-vintage asset benefits from a high-cost ownership environment and above-median neighborhood occupancy, supporting steady absorption when units are competitively finished and managed. The owner-heavy broader area suggests renters by choice comprise a meaningful share of demand, while strong school ratings and corporate employment access bolster retention. According to CRE market data from WDSuite, national safety percentiles are favorable, which can support leasing velocity and renewals.
Investors should plan for ongoing CapEx to modernize against newer nearby stock and to position units for households prioritizing convenience over walkability. Rent-to-income signals point to potential affordability pressure, making revenue management and renewal strategies key to sustaining performance.
- Above-median neighborhood occupancy supports utilization and leasing stability.
- 2001 vintage offers value-add potential via targeted renovations and systems updates.
- High-cost ownership market reinforces renter reliance on multifamily housing.
- Access to multiple corporate offices broadens the commuter renter pool.
- Risks: owner-heavy 3-mile radius and affordability pressure require proactive lease and renewal management.