| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 38th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7777 Pines Blvd, Pembroke Pines, FL, 33024, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1973 |
| Units | 44 |
| Transaction Date | 2021-12-01 |
| Transaction Price | $6,600,000 |
| Buyer | JSN 7777 PINES BLVD LLC |
| Seller | SUNNY INVESTMENTS FL II LLC |
7777 Pines Blvd Pembroke Pines Multifamily Value-Add
Neighborhood occupancy trends are above the metro median and ownership costs are relatively high, pointing to durable renter demand, according to WDSuite’s CRE market data. Investors can underwrite steady leasing while planning renovations to enhance competitiveness.
Located in Pembroke Pines within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood carries a B- rating and ranks 174 out of 345 locally, placing it around the metro middle. Occupancy in the neighborhood is above the metro median (rank 113 of 345), and sits in the upper tiers nationally, supporting underwriting for stable tenancy.
Everyday convenience is a strength. Grocery access is competitive among metro neighborhoods (rank 37 of 345) and restaurants are similarly well represented (rank 124 of 345). Pharmacies are also comparatively accessible (rank 116 of 345). However, parks and cafes are limited (both at the bottom of the metro rankings), which may affect lifestyle appeal for some renter cohorts.
Renter concentration in the neighborhood is about one‑third of housing units being renter‑occupied, positioning multifamily assets to draw from a defined tenant base without oversaturation. Median asking rents sit in the upper third nationally, and five‑year rent growth has been solid, according to WDSuite’s commercial real estate analysis, which supports pricing power when paired with unit upgrades.
Within a 3‑mile radius, population has inched higher while households have grown faster, with forecasts pointing to additional household gains and smaller average household sizes. For investors, that implies a larger tenant base and more single‑ and couple‑occupant demand that can support occupancy stability. Median home values are elevated relative to incomes locally, reinforcing renter reliance on multifamily housing and aiding lease retention.
The asset’s 1973 vintage is older than the neighborhood’s average construction year, creating clear value‑add and capital planning opportunities. Strategic renovations can improve competitiveness versus newer stock while addressing aging systems to support rent premiums in line with neighborhood demand.
Safety indicators for the neighborhood track close to the metro middle (crime rank 175 of 345), and compare somewhat below national averages. Property offense estimates have moved in a positive direction over the past year, with declines that place the area above the national median for improvement, according to WDSuite’s data. As always, investors should evaluate property‑level controls and lighting, and consider how ongoing neighborhood trends may affect tenant retention.
Proximity to regional corporate employers underpins renter demand by shortening commutes for a broad workforce. The employers below represent nearby anchors across healthcare, automotive retail, logistics, and energy.
- Johnson & Johnson — healthcare offices (8.1 miles)
- AutoNation — automotive retail (9.8 miles) — HQ
- Ryder System — logistics (13.2 miles) — HQ
- World Fuel Services — energy (15.4 miles) — HQ
- Lennar — homebuilding (17.9 miles) — HQ
This 44‑unit property at 7777 Pines Blvd benefits from above‑median neighborhood occupancy and a renter pool supported by a high‑cost ownership market. Median rents are positioned in the upper tiers nationally, and within a 3‑mile radius households are expanding with smaller average sizes, both of which point to a broader tenant base and steady lease‑up potential. Based on CRE market data from WDSuite, the neighborhood’s amenity mix favors daily needs (groceries, pharmacies), which helps retention even as parks and cafes are limited.
Built in 1973, the asset is older than the neighborhood average vintage, suggesting a clear value‑add path through unit and system upgrades. That positioning, combined with moderate rent‑to‑income dynamics and proximity to multiple corporate employers, supports a thesis of durable occupancy with measured upside from renovations and operational execution.
- Above‑median neighborhood occupancy supports leasing stability
- High‑cost ownership market reinforces rental demand and retention
- 1973 vintage offers value‑add potential through targeted renovations
- Daily‑needs amenities and access to major employers aid tenant appeal
- Risks: older building systems, limited parks/cafes, and safety metrics near metro average