| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 38th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7841 Johnson St, Pembroke Pines, FL, 33024, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | 2013-01-16 |
| Transaction Price | $2,450,000 |
| Buyer | MAIC OF QUEENS INC |
| Seller | POUSADA INC |
7841 Johnson St Pembroke Pines Investment Property
Neighborhood occupancy has been resilient and renter demand is supported by a high-cost ownership landscape, based on CRE market data from WDSuite. This asset’s location offers steady tenant depth while allowing for operational improvements over time.
Located in Pembroke Pines within the Fort Lauderdale-Pompano Beach-Sunrise metro, the area surrounding 7841 Johnson St shows stable housing dynamics and service-oriented convenience. Grocery access is a relative strength (ranked 37th out of 345 metro neighborhoods, placing it among the stronger pockets locally), while restaurants are similarly prevalent. By contrast, parks and cafes are limited, suggesting day-to-day convenience favors errands over leisure amenities.
According to CRE market data from WDSuite, neighborhood occupancy is competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods, with rates positioned in the national top quartile. Rents trend above national norms, and the rent-to-income environment suggests manageable lease retention risk relative to many coastal markets. Home values are elevated versus local incomes (high national percentile for value-to-income), which tends to reinforce sustained demand for rental housing and supports pricing power for well-run assets.
Tenure patterns indicate a meaningful share of renter-occupied housing units (above the national median), providing a durable tenant base for smaller properties. For investors, this points to consistent leasing velocity and depth of demand across unit types, though competition from ownership alternatives should be monitored as financing conditions evolve.
Demographic statistics within a 3-mile radius show modest recent population growth with a clearer increase in households, and forecasts point to further household expansion by 2028. A larger household base and slight reductions in average household size typically expand the renter pool and can support occupancy stability and absorption for well-positioned properties near everyday services. School ratings in the neighborhood sit below national medians, which may influence family-driven demand, but the childcare density and daily retail access are positives for working households.
Safety indicators for the neighborhood sit around the metro middle and slightly below the national median. While violent and property offense levels are not among the strongest nationally, recent trends show property offenses declining year over year, which is a constructive signal for operational stability. Compared with neighborhoods nationwide, the area does not rank in the top quartile for safety, but recent improvement in property crime suggests momentum worth tracking.
When referencing ranks, the neighborhood is assessed against 345 metro neighborhoods; national percentiles compare performance to neighborhoods across the U.S. Within that framework, current readings point to a mixed but improving profile, best managed through standard security measures, lighting, and tenant engagement practices typical for the metro.
The surrounding employment base spans pharmaceuticals, automotive retail, logistics, energy services, and chemicals — a mix that supports commute convenience and diversified renter demand for workforce housing.
- Johnson & Johnson — pharmaceuticals (8.5 miles)
- AutoNation — automotive retail (9.5 miles) — HQ
- Ryder System — logistics (13.5 miles) — HQ
- World Fuel Services — energy services & fuel distribution (15.8 miles) — HQ
- Mosaic — chemicals & fertilizers (16.1 miles)
Built in 1973, the property is older than much of the surrounding housing stock, creating a clear value-add path via targeted renovations, common-area updates, and systems modernization. According to CRE market data from WDSuite, neighborhood occupancy is competitive for the metro and national standing trends favorable, while elevated ownership costs locally tend to sustain renter reliance on multifamily housing. This combination supports steady leasing with room to enhance effective rents through unit refreshes and operational execution.
Within a 3-mile radius, recent growth in households and projections for further expansion point to a larger tenant base in the coming years. Rents sit above national medians, yet rent-to-income levels indicate manageable affordability pressure, aiding retention when paired with service-driven management. Amenity access is anchored by groceries and daily retail; limited parks and below-median school ratings suggest positioning toward workforce and convenience-oriented households rather than highly school-driven demand.
- 1973 vintage offers value-add and CapEx-driven upside versus newer competing stock.
- Competitive neighborhood occupancy and elevated ownership costs support durable renter demand.
- 3-mile household growth and projected expansion increase the prospective tenant pool and support leasing stability.
- Daily-needs retail access (strong grocery presence) aligns with workforce renter preferences.
- Risks: older systems requiring renovation; below-median school ratings; limited parks/cafes and mixed safety rankings warrant active asset management.