| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 41st | Poor |
| Amenities | 51st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6601 SW 18th St, Pembroke Pines, FL, 33023, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2000-07-08 |
| Transaction Price | $1,590,000 |
| Buyer | SUNNY INVESTMENTS FL III LLC |
| Seller | DOYLE DONALD A |
6601 SW 18th St Pembroke Pines Value-Add Multifamily
Stabilized neighborhood fundamentals and a large renter pool nearby support steady lease-up and retention, according to WDSuite s CRE market data. The key investor angle is durable occupancy with room for operational and physical upgrades.
Located in an inner-suburban pocket of Pembroke Pines, the property sits within a neighborhood that posts competitive occupancy for the metro and solid day-to-day convenience. Neighborhood occupancy is in the top quartile nationally and competitive among 345 Fort Lauderdale-Pompano Beach-Sunrise neighborhoods, per WDSuite. Restaurants, grocery, parks, and pharmacies index above national medians, although caf e9s and childcare options are thinner within close range.
Within a 3-mile radius, demographics point to a growing tenant base: population and households have expanded over the past five years, with forecasts calling for further population growth and a meaningful increase in households alongside smaller average household sizes. That combination typically expands the renter pool and supports occupancy stability for well-managed multifamily assets.
Home values in the surrounding neighborhood trend above national norms, and ownership costs are comparatively high for the area. In practice, this sustains reliance on rental housing and can bolster pricing power for well-positioned units, particularly when rent-to-income levels indicate manageable affordability pressure for many renters.
Vintage and positioning: Built in 1973, the asset is slightly newer than the neighborhood e2 80 99s average vintage. Investors should underwrite ongoing capital planning and consider targeted renovations to modernize finishes and systems; relative to older local stock, thoughtful upgrades can enhance competitiveness while maintaining operational discipline.
Safety indicators for the neighborhood track around the metro average, based on WDSuite e2 80 99s comparative data. The area e2 80 99s crime rank sits near the middle of 345 Fort Lauderdale-Pompano Beach-Sunrise neighborhoods, and national comparisons place it slightly below the midpoint overall.
Trend signals are mixed but improving on serious offenses: violent offense rates have declined year over year and show stronger improvement than many neighborhoods nationwide, while property offense measures remain a watch item. Investors typically address this by emphasizing lighting, access control, and resident engagement to support retention and leasing.
Nearby corporate offices anchor a diverse employment base that supports renter demand and commute convenience, notably in healthcare, automotive retail, logistics, energy, and building. The list below reflects major employers within typical commuting distance that can aid leasing stability.
- Johnson & Johnson 97 healthcare & consumer products (7.9 miles)
- AutoNation 97 automotive retail (9.8 miles) 97 HQ
- Ryder System 97 logistics & transportation (13.5 miles) 97 HQ
- Mosaic 97 industrial & building materials (14.0 miles)
- World Fuel Services 97 energy distribution (15.2 miles) 97 HQ
This 20-unit, 1973-vintage asset in Pembroke Pines benefits from neighborhood occupancy that is competitive at the metro level and ranks in the top quartile nationally, supporting a stable baseline for cash flow. Within a 3-mile radius, population and household growth, together with a shift toward smaller households, signal a larger tenant base and steady multifamily demand. Elevated ownership costs in the area further sustain renter reliance on apartments, while rent-to-income dynamics suggest manageable affordability pressure that can support retention.
Operationally, the vintage creates a clear value-add path through targeted renovations and systems updates to enhance positioning versus older local stock. According to CRE market data from WDSuite, nearby amenities index favorably for daily needs, and proximity to diverse employers underpins leasing fundamentals, though investors should continue to monitor property crime trends and manage for affordability and renewal discipline.
- Strong neighborhood occupancy (top quartile nationally) supports stable leasing
- Growing 3-mile renter pool with smaller households aids tenant depth
- 1973 vintage offers value-add potential via targeted capex and modernization
- Elevated ownership costs reinforce demand for well-positioned rentals
- Risk: monitor property offense trends and manage affordability to protect retention