| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 38th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7901 Johnson St, Pembroke Pines, FL, 33024, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2010-10-05 |
| Transaction Price | $1,800,000 |
| Buyer | JOHNSON STREET APARTMENTS OF FLORIDA LLC |
| Seller | JOHNSON APARTMENTS LLC |
7901 Johnson St Pembroke Pines Value-Add Multifamily
Neighborhood occupancy is competitive versus the Fort Lauderdale metro and local renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, this points to durable leasing fundamentals with room to optimize operations.
Situated in Pembroke Pines within the Fort Lauderdale-Pompano Beach-Sunrise metro, the neighborhood carries a B- rating and sits near the metro midpoint (rank 174 of 345). Occupancy in the neighborhood is 94.9% and ranks 113 of 345—competitive among Fort Lauderdale-area neighborhoods—and above national medians, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery options rank 37 of 345 (top quartile in the metro) and pharmacies rank 116 of 345 (competitive). Restaurant density is also competitive at rank 124 of 345. On the other hand, the neighborhood under-indexes for parks and cafes (both ranked 345 of 345), so investors should not rely on green space or café culture as demand drivers.
Tenure patterns indicate a sizable renter base: roughly one-third of housing units are renter-occupied in the neighborhood. For multifamily, that suggests a meaningful pool of prospective tenants and supports demand stability, even as ownership remains prevalent.
Within a 3-mile radius, demographics show a steady-to-growing tenant base. Households have increased in recent years and are projected to expand further, with slightly smaller average household sizes—factors that typically support renter pool expansion and occupancy stability. Median incomes in the 3-mile area have risen and are projected to continue growing, while neighborhood value-to-income ratios are elevated and rent-to-income levels are comparatively modest—an ownership-cost profile that tends to sustain reliance on rental housing and help with lease retention.
School ratings in the neighborhood average around 2.0 out of 5 (37th percentile nationally), which may temper some family-driven demand compared with higher-rated school zones. Investors should weigh this alongside the area’s strengths in daily amenities and employment access.
Safety metrics are mixed in this neighborhood. Overall crime ranks 175 out of 345 metro neighborhoods—trailing the metro median—and is near the national midpoint (44th percentile). Property offense levels benchmark below the national median (37th percentile) and have improved year over year, while violent offense measures sit below the national median (39th percentile) with recent increases. These are neighborhood-level indicators and can vary by block; investors typically underwrite with trend awareness rather than point-in-time figures.
Proximity to major corporate employers supports a broad commuter tenant base and can aid retention through convenient east–west and north–south corridors. Notable nearby employers include Johnson & Johnson, AutoNation, Ryder System, World Fuel Services, and Mosaic.
- Johnson & Johnson — corporate offices (8.4 miles)
- AutoNation — corporate offices (9.5 miles) — HQ
- Ryder System — corporate offices (13.4 miles) — HQ
- World Fuel Services — corporate offices (15.7 miles) — HQ
- Mosaic — corporate offices (16.1 miles)
This 20-unit, 1972-vintage asset offers a classic value-add profile in a neighborhood with competitive occupancy and strong daily-needs access. Elevated ownership costs relative to incomes reinforce reliance on rental housing, while rent-to-income levels indicate manageable affordability pressure—factors that typically support leasing stability and retention. According to CRE market data from WDSuite, neighborhood occupancy trends sit competitively within the metro, and nearby employment nodes deepen the renter pool.
Given the earlier vintage versus the neighborhood’s average construction year, investors should plan for targeted capital improvements to enhance operational resilience and positioning. Within a 3-mile radius, households and incomes are projected to grow while household size eases, pointing to a larger, more diversified tenant base over the medium term. Amenity coverage is strongest in groceries, pharmacies, and restaurants, though limited parks and café density and below-average school ratings are underwriting considerations.
- Occupancy competitive versus metro, supporting cash flow durability
- Elevated ownership costs and rising incomes sustain multifamily demand
- 1972 vintage provides clear value-add and capex planning opportunities
- Proximity to major employers broadens the commuter renter base
- Risks: lower school ratings, limited parks/cafes, and aging systems