| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 10th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 433 SW 2nd St, Pompano Beach, FL, 33060, US |
| Region / Metro | Pompano Beach |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | $2,115,000 |
| Buyer | FL COM HOUSING ASSISTANCE CORP |
| Seller | S K PTNR INC |
433 SW 2nd St, Pompano Beach FL Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a deep tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy and affordability dynamics should be underwritten carefully, as these statistics reflect the broader area, not this specific property.
The property sits in an Inner Suburb of the Fort Lauderdale–Pompano Beach–Sunrise metro where neighborhood occupancy is measured at 88.0% (below the national median) and the share of renter-occupied units is high at 80.0%—ranking 5th among 345 metro neighborhoods. For multifamily investors, this indicates a sizable local renter pool and consistent leasing velocity, though pricing and retention should be calibrated to neighborhood affordability.
Everyday amenities skew practical: grocery access is competitive among metro peers (ranked 85 of 345; 89th percentile nationally), and restaurants are relatively dense (83rd percentile nationally), while parks, pharmacies, cafes, and childcare options are sparse within the neighborhood boundaries. These metrics describe the neighborhood, not the subject property, but they signal convenience for daily needs alongside fewer lifestyle amenities within the immediate area.
Within a 3-mile radius, demographics point to a growing renter base: population increased by 3.2% over the last five years with households up 9.9%, and forecasts call for continued population growth of 7.7% and a 37.3% increase in households by 2028. Median household income in this radius is reported at $66,105 with gains expected, and median contract rent is projected to rise from $1,431 to $1,901. For investors, this suggests demand depth and potential for rent growth over time, although the neighborhood’s rent-to-income ratio of 0.46 indicates affordability pressure that can affect renewal strategy and lease management.
The asset’s 1972 vintage is slightly older than the neighborhood’s average construction year of 1975. Investors should plan for ongoing capital expenditures and consider value-add or systems modernization to enhance competitive positioning versus newer stock.
Safety trends are mixed at the neighborhood level relative to regional and national context. The neighborhood’s crime rank sits in the lower half of the metro (197 out of 345 neighborhoods), and its national standing is below the median (39th percentile). However, property offenses have declined an estimated 10.0% year over year, landing near the middle of national peers for improvement. These figures describe neighborhood conditions rather than the specific property and should be weighed alongside on-the-ground diligence and management practices.
Proximity to diversified employers supports workforce housing demand and commute convenience in this submarket. Nearby anchors include AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Mosaic—providing varied white- and blue-collar employment that can reinforce leasing stability.
- AutoNation — automotive retail HQ (7.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (10.5 miles)
- Office Depot — office supplies retail HQ (12.1 miles) — HQ
- Johnson & Johnson — healthcare & consumer products (24.7 miles)
- Mosaic — chemicals & agriculture (28.8 miles)
433 SW 2nd St is a 25-unit, 1972-vintage multifamily asset positioned in a neighborhood with a high concentration of renter-occupied housing, supporting a deep tenant base and consistent leasing prospects. Based on CRE market data from WDSuite, neighborhood occupancy trends sit below national norms, so underwriting should emphasize retention and pragmatic rent growth. The slightly older vintage suggests capital planning and value-add opportunities—particularly unit interiors and building systems—to sharpen competitiveness against newer supply.
Within a 3-mile radius, population growth and a notable increase in households, alongside rising median incomes and projected rent gains, point to durable multifamily demand and potential for measured pricing power over time. Amenity access favors daily necessities (strong grocery presence), while lifestyle amenities are thinner, which can be offset by thoughtful property improvements and resident services. Affordability pressure in the neighborhood (elevated rent-to-income ratios) and below-median safety standings are the key risks to monitor through lease management, screening, and community engagement.
- High renter-occupied share signals a deep local tenant base and steady leasing
- 1972 vintage offers value-add and systems modernization upside
- 3-mile radius shows population and household growth supporting demand durability
- Practical amenity access (groceries, dining) supports day-to-day livability
- Risks: affordability pressure (high rent-to-income), below-median safety, and older physical plant