| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 53rd | Fair |
| Amenities | 67th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4011 N Pine Island Rd, Sunrise, FL, 33351, US |
| Region / Metro | Sunrise |
| Year of Construction | 2005 |
| Units | 113 |
| Transaction Date | 2023-09-16 |
| Transaction Price | $28,940,000 |
| Buyer | SUNRISE VILLAGE APARTMENTS LLC |
| Seller | FINLAY INTERESTS 6 LTD |
4011 N Pine Island Rd, Sunrise FL Multifamily Investment
2005-vintage, 113-unit asset in Sunrise’s inner suburb, with renter demand supported by neighborhood amenities and household income growth, according to WDSuite’s CRE market data.
Located in Sunrise’s Inner Suburb, the neighborhood carries a B+ rating and ranks 114 out of 345 metro neighborhoods, making it competitive among Fort Lauderdale–Pompano Beach–Sunrise submarkets for workforce-oriented multifamily. Restaurants and daily conveniences score in the top quartile nationally, while parks and pharmacies trend in the top quintile, supporting resident livability and lease retention.
Schools in the area average about mid-3 out of 5 and sit above the national median, which can reinforce family renter stability. Cafes are comparatively limited, but childcare access ranks in the upper tiers nationally — an advantage for working households.
Neighborhood occupancy is measured for the neighborhood, not this property; it sits below the national midrange and has softened over five years, suggesting operators who execute on product differentiation and service may capture share. Home values are elevated relative to national norms, which generally sustains reliance on rental housing and can support pricing power for well-positioned assets. For multifamily property research, the area’s newer stock profile (local average construction year 1987) positions a 2005 build as comparatively competitive versus older inventory.
Demographics within a 3-mile radius show recent population growth alongside a larger increase in households, with projections for further household gains — effectively expanding the tenant base even as average household size trends lower. A renter-occupied share near three-tenths of units in this radius indicates a meaningful, stable renter pool for multifamily demand.
Neighborhood safety indicators compare favorably at the national level. Based on WDSuite’s data, the area falls in the top quintile nationally for overall safety. Recent trends show a notable decline in estimated property offenses year over year, while violent offense indicators also benchmark in the top decile nationwide. These are neighborhood-level measures and may differ from block-specific conditions.
Proximity to regional corporate employers supports renter demand and commute convenience, including headquarters and major offices in auto retail, healthcare administration, office supplies, life sciences, and logistics.
- AutoNation — auto retail HQ operations (8.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (8.9 miles)
- Office Depot — office supplies corporate (18.3 miles) — HQ
- Johnson & Johnson — life sciences offices (18.7 miles)
- Ryder System — logistics & transportation corporate (22.3 miles) — HQ
The 2005 construction positions this 113-unit property as newer than much of the surrounding stock, supporting competitive standing versus 1980s-vintage assets while allowing for targeted capital plans around aging systems or modernization to drive rent premiums. Household growth within a 3-mile radius and an elevated ownership-cost context underpin a durable tenant base, which can support occupancy stability and measured pricing power through cycles.
Neighborhood occupancy (a neighborhood-level metric, not property-specific) has trended softer, creating an execution opportunity for operators to differentiate on finish, service, and leasing strategy. According to commercial real estate analysis from WDSuite, local amenity access, school benchmarks above the national median, and proximity to multiple headquarters employers collectively reinforce demand durability for well-managed multifamily assets.
- 2005 vintage offers relative competitiveness vs. older local stock with selective value-add potential
- Expanding household counts within 3 miles grow the tenant base and support occupancy stability
- Elevated ownership costs sustain renter reliance, aiding lease retention and pricing power
- Corporate employment hubs within commuting range support demand across renter cohorts
- Risk: neighborhood occupancy has softened; performance depends on execution and positioning