| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 41st | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 SW 85th Ter, Pembroke Pines, FL, 33025, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1989 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | $18,800,000 |
| Buyer | ZELL SAMUEL |
| Seller | THE EQUITABLE LIFE INS OF THE |
201 SW 85th Ter Pembroke Pines Multifamily Opportunity
Neighborhood occupancy trends point to durable renter demand, with mid-90s levels according to WDSuite’s CRE market data. For investors, this supports income stability relative to similar inner-suburb locations.
Pembroke Pines’ inner-suburb setting offers everyday convenience attractive to tenants. Neighborhood amenity density is strong for food and daily needs, with restaurants, cafes, groceries, and pharmacies measuring in higher national percentiles, according to WDSuite’s commercial real estate analysis. Park access is limited locally, which can be offset by private on-site amenities or proximity to private recreation.
Neighborhood occupancy is above the metro median and in the top quartile nationally (ranked 99 out of 345 metro neighborhoods; 75th percentile nationally), signaling resilient leasing fundamentals. Median contract rents benchmark in the upper national quartiles, while a rent-to-income ratio around one-fifth suggests manageable affordability pressure that can support retention and lease continuity.
Within a 3-mile radius, demographics show a slight population dip alongside growth in households, indicating smaller household sizes and a broader tenant base. Forecasts point to additional household growth over the next five years, which would expand the renter pool and support occupancy stability.
Ownership costs sit on the higher side for the neighborhood (home values in upper national percentiles), reinforcing reliance on multifamily for many households and supporting pricing power. Renter-occupied share in the neighborhood is in the upper metro tiers, indicating a meaningful base of rental units that underpins demand depth for professionally managed multifamily.
Safety metrics are mixed. The neighborhood’s crime profile trends below the national median (43rd percentile nationally), and its metro rank sits near the middle of 345 neighborhoods. Property offenses show notable year-over-year improvement (top quartile for decline), while violent offense change is roughly in line with national trends, based on WDSuite data.
For investors, the key takeaway is that safety appears to be improving on property-related offenses, though current levels still warrant standard asset management measures such as exterior lighting, access control, and community engagement to support leasing and retention.
Nearby corporate employers support a diverse white-collar employment base and commuter convenience for residents. Key anchors include Johnson & Johnson, AutoNation, Ryder System, World Fuel Services, and Mosaic.
- Johnson & Johnson — corporate offices (7.5 miles)
- AutoNation — corporate offices (10.5 miles) — HQ
- Ryder System — corporate offices (12.4 miles) — HQ
- World Fuel Services — corporate offices (14.8 miles) — HQ
- Mosaic — corporate offices (15.8 miles)
This 32-unit asset benefits from neighborhood fundamentals that favor occupancy stability: top-quartile national occupancy, upper-quartile rent levels, and amenity density that supports renter lifestyles. The renter-occupied share and a rent-to-income ratio near 20% suggest a reasonably deep tenant base with manageable affordability pressure, aiding retention. According to CRE market data from WDSuite, the neighborhood ranks competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods (93 of 345), and NOI per unit in the area benchmarks in higher national percentiles, indicating solid operating potential relative to comparable submarkets.
Within a 3-mile radius, households have increased and are projected to grow further, expanding the renter pool even as average household size trends down. Elevated ownership costs locally can sustain reliance on rental housing, supporting pricing power and lease-up velocity. Key risks include limited park access, mixed-but-improving safety indicators, and the need to stay competitive against newer product through selective capital planning.
- Occupancy in the neighborhood is above the metro median and top quartile nationally, supporting income stability.
- Upper-quartile neighborhood rents with rent-to-income near 20% point to retention and lease management flexibility.
- Household growth within a 3-mile radius expands the renter base and supports demand.
- Amenity density and proximity to major employers reinforce leasing and renewal prospects.
- Risks: limited park access, safety metrics below the national median despite improvement, and competition from newer product.