| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 10th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 SW 4th Ave, Pompano Beach, FL, 33060, US |
| Region / Metro | Pompano Beach |
| Year of Construction | 1975 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | $2,115,000 |
| Buyer | AVONDALE GARDENS LLC |
| Seller | HARRIS & H LTD |
111 SW 4th Ave Pompano Beach Multifamily Investment
Neighborhood renter-occupied share is high, supporting a deep tenant base and steady leasing potential, according to WDSuite’s CRE market data. Grocery and restaurant access is comparatively strong for the metro, while occupancy levels reflect a market where asset quality and operations matter.
Located in Pompano Beach within the Fort Lauderdale–Pompano Beach–Sunrise metro, the property sits in an Inner Suburb neighborhood with a pronounced renter-occupied concentration (ranked 5 out of 345 metro neighborhoods). For multifamily investors, that depth of renter demand can support leasing velocity and retention, though competitive positioning and management discipline remain important given broader occupancy dynamics are softer than many peers.
Amenity access is mixed. Grocery availability ranks high nationally, and restaurant density is above national norms, both of which enhance day-to-day convenience for residents. By contrast, the immediate neighborhood footprint shows limited cafés, parks, pharmacies, and childcare locations, so on-site features and transportation access may play a larger role in resident satisfaction and lease renewals.
Neighborhood occupancy is below the metro median (ranked 244 of 345), signaling that property-level execution and unit mix matter for maintaining stability. Median contract rents in the neighborhood trend in the mid-market range and have shown growth over recent years, according to WDSuite’s CRE market data. With a 1975 construction year for this asset, investors should plan for ongoing capital expenditures and select renovations; that vintage also creates potential value-add upside relative to older nearby stock if common areas, systems, and finishes are refreshed.
Demographic statistics aggregated within a 3-mile radius indicate modest population growth with a faster increase in households and smaller average household sizes. This typically enlarges the tenant base for multifamily, supporting occupancy stability and renewal prospects. Rent-to-income dynamics point to affordability pressure in the neighborhood, which suggests measured rent management and resident retention strategies are prudent.
Safety indicators are mixed relative to regional and national benchmarks. Within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood’s crime rank sits in the lower half (197 out of 345), and national percentiles suggest safety levels below nationwide averages. Violent offense measures track in lower national percentiles, underscoring the need for standard property-level security practices and resident communication.
On the positive side, property offenses show a year-over-year improvement, with declines over the last year according to WDSuite’s CRE market data. Investors should evaluate recent, neighborhood-wide trends alongside on-site measures to gauge resident experience and potential insurance or operating cost impacts.
The surrounding employment base mixes regional headquarters and large corporate offices that support commuter convenience and workforce housing demand, including AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Ryder System.
- AutoNation — automotive retail HQ (7.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (10.5 miles)
- Office Depot — office supplies HQ (12.0 miles) — HQ
- Johnson & Johnson — pharmaceuticals & medical products (24.7 miles)
- Ryder System — logistics & transportation HQ (29.5 miles) — HQ
111 SW 4th Ave is a 35-unit 1975-vintage multifamily asset positioned in a renter-heavy Pompano Beach neighborhood. The submarket’s strong renter concentration and solid grocery/restaurant access support day-to-day livability and a deeper tenant pool, while neighborhood occupancy trends below the metro median place a premium on operations, renovations, and leasing discipline to sustain performance.
Demographic statistics within a 3-mile radius indicate ongoing population growth with a faster rise in households and smaller household sizes, expanding the renter pool over the medium term. According to commercial real estate analysis from WDSuite, neighborhood rents have moved upward, but rent-to-income conditions point to affordability pressure, making thoughtful rent setting and retention programs important alongside value-add improvements typical for a 1975 asset.
- High renter-occupied share in the neighborhood supports a larger tenant base and leasing depth.
- Grocery and restaurant access strengthen livability and day-to-day convenience for residents.
- 1975 vintage presents value-add potential through targeted renovations and system upgrades.
- Household growth within 3 miles points to renter pool expansion that can support occupancy stability.
- Risks: neighborhood occupancy below metro median and affordability pressure require disciplined leasing and retention strategies.