| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 38th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7927 Johnson St, Pembroke Pines, FL, 33024, US |
| Region / Metro | Pembroke Pines |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2018-07-26 |
| Transaction Price | $5,100,000 |
| Buyer | KOTTAYAM CORP |
| Seller | PINEHILL PLAZA & APARTMENTS INC |
7927 Johnson St Pembroke Pines 20-Unit Multifamily
Neighborhood occupancy trends are competitive among Fort Lauderdale-Pompano Beach-Sunrise submarkets, supporting stable renter demand, according to WDSuite’s CRE market data. The asset’s older vintage suggests potential value-add through targeted renovations to strengthen positioning.
Situated in Pembroke Pines’ Urban Core, the property benefits from a neighborhood that rates B- overall and posts occupancy near the top quartile nationally while remaining competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods (ranked against 345 metro neighborhoods). A renter-occupied share around one-third indicates a meaningful tenant base without being saturated, which can support leasing stability for smaller buildings.
Daily convenience is a relative strength: grocery access scores in a high national percentile, and pharmacies are well represented. However, parks and cafes are sparse locally, so on-site features and proximity to everyday retail matter more than lifestyle destinations. Average school ratings trend below national medians; investors serving households should underwrite accordingly rather than rely on school-driven demand.
Within a 3-mile radius, household counts increased over the last five years and are projected to rise further alongside modest population growth, with average household size expected to trend lower. That combination typically expands the renter pool by creating more, smaller households, which can support occupancy stability for studio and efficiency layouts.
Ownership costs in the neighborhood sit on the higher side nationally relative to incomes, while rent-to-income ratios are comparatively manageable. This dynamic tends to reinforce multifamily demand and lease retention, giving well-managed properties room to compete on value rather than concessions.
Safety indicators for the neighborhood sit near the metro median among 345 Fort Lauderdale-Pompano Beach-Sunrise neighborhoods and around the middle of the pack nationally. Property offense rates have moved lower over the last year, a constructive trend, while violent offense measures have ticked up. Investors commonly address this mixed profile through standard security practices and resident engagement rather than relying on block-level assumptions.
Proximity to established corporate employers supports a broad commuter tenant base and can aid retention through convenience. 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 1973, 20-unit asset offers a value-add angle in a neighborhood with resilient occupancy and a balanced renter base. Compact floor plans can align with price-sensitive demand, while nearby employment centers deepen the tenant pool. Based on CRE market data from WDSuite, the neighborhood’s occupancy sits above metro medians and in stronger national percentiles, and ownership costs relative to income tend to keep multifamily options competitive.
The surrounding 3-mile area shows growth in households with projections for further increases even as household sizes trend smaller, supporting steady leasing for studios and efficiencies. Amenity access skews toward daily needs (grocery, pharmacy), so upgrading in-unit finishes and basic community features can enhance rentability without overbuilding lifestyle amenities.
- Competitive neighborhood occupancy and a meaningful renter-occupied share support leasing stability
- 1973 vintage provides clear renovation and system-upgrade pathways for value creation
- Household growth within 3 miles and proximity to major employers expand the tenant base
- Ownership costs relative to income reinforce reliance on rentals, aiding retention and pricing power
- Risks: older building capex, mixed safety trends, and limited nearby parks/cafes require thoughtful underwriting