| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 41st | Poor |
| Amenities | 51st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6661 SW 18th St, Pembroke Pines, FL, 33023, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2015-07-31 |
| Transaction Price | $1,590,000 |
| Buyer | SUNNY INVESTMENTS FL III LLC |
| Seller | DOYLE DIANA P |
6661 SW 18th St, Pembroke Pines Multifamily Opportunity
Positioned in Broward County an inner-suburban location with durable renter demand this 20-unit asset benefits from neighborhood occupancy that trends above metro norms, according to WDSuite s CRE market data.
The property sits in an Inner Suburb pocket of the Fort Lauderdale-Pompano Beach-Sunrise metro (neighborhood rating: C+). Among 345 metro neighborhoods, it ranks 216th overall, placing it around the metro middle. Neighborhood occupancy is strong at 96.8% (top quartile among 345 metro neighborhoods), a constructive signal for income stability at the area level rather than the property itself.
Daily conveniences are accessible: groceries and pharmacies perform in the top quartile nationally by density, and restaurants score near the top quartile as well. Parks access also trends favorable versus national peers, while cafes and childcare are comparatively sparse. School quality benchmarks sit below the national median, which can influence family-oriented renter preferences and leasing strategies.
For investors assessing demand depth, tenure and demographics support a broad renter base. Within a 3-mile radius, renter-occupied housing accounts for a material share of units, and both population and household counts have grown over the last five years with additional gains projected through 2028, pointing to a larger tenant base and potential leasing resilience. Elevated home values relative to national norms in the neighborhood context can bolster reliance on multifamily rentals and support retention.
Vintage context matters. The asset was built in 1973 versus a neighborhood average vintage around the late 1960s. Being modestly newer than the immediate area s average can aid competitive positioning versus older stock, though systems and interiors may still warrant modernization to meet current renter expectations a potential avenue for targeted value-add.
Safety indicators sit around the metro middle and below the national median for comparable neighborhoods. This neighborhood s crime rank is 163rd out of 345 metro neighborhoods (around the metro midpoint), and national percentiles for both violent and property offenses are below average. Recent trend data show an improvement in violent-offense rates over the last year, suggesting directionally better conditions, though investors should underwrite to submarket-level variability rather than block-by-block assumptions.
Nearby corporate employers help support leasing through commute convenience and a diversified employment base, including healthcare products, auto retail, logistics, fertilizers, and energy logistics all relevant to workforce housing demand in this part of Broward County.
- Johnson & Johnson healthcare products (7.9 miles)
- AutoNation auto retail (9.9 miles) HQ
- Ryder System logistics & leasing (13.4 miles) HQ
- Mosaic fertilizers (14.0 miles)
- World Fuel Services energy logistics (15.2 miles) HQ
This 20-unit, 1973-vintage building in Pembroke Pines aligns with a steady Inner Suburb location where neighborhood occupancy sits in the top quartile across the metro, supporting cash flow durability at the area level. Being slightly newer than the local average vintage can help competitive positioning versus older stock, while targeted renovations may unlock rent and retention upside. Within a 3-mile radius, population and household growth with further gains projected by 2028 signal a larger renter pool and potential leasing stability.
Elevated neighborhood home values relative to national norms and median rents that have grown materially over the last five years reinforce renter reliance on multifamily housing. According to CRE market data from WDSuite, local amenities skew practical (groceries, pharmacies, parks, restaurants) and compare favorably to national peers, while schools trend below the national median factors to reflect in unit mix, amenity, and leasing strategy. Underwrite prudently to neighborhood safety that tracks near the metro middle with improving violent-offense trends.
- Top-quartile neighborhood occupancy supports income stability at the area level
- 1973 vintage offers value-add and modernization potential versus older local stock
- 3-mile radius shows population and household growth, expanding the renter base
- Practical amenity access (groceries, pharmacies, parks, restaurants) supports leasing
- Risks: below-median school benchmarks and mid-pack safety warrant conservative underwriting