flamingo market place - pembroke pines, fl (2) - exp realty advisors

This information has been obtained from sources deemed reliable, however Kimco does not guarantee, warranty or represent its accuracy. It is the Purchaser’s responsibility to independently confirm the accuracy and completeness of the information contained herein.

For more information, contact:Robert James, Managing Director

280 Park Avenue, 11th Floor West, New York, NY 10017 [email protected]

Phone 212-972-7457 Fax 212-972-7496www.kimcoexchangeplace.com

Investment Opportunity

Kimco Exchange Place is a subsidiary of Kimco Realty Corporation.

Property Summary: Flamingo Market Place consists of a 137,259 sq ft shopping center on approximately 15.6 acres and is currently 98% leased. The property is anchored by a 44,000 square foot Bravo Supermarket, which generates a steady flow of customers to the center on a daily basis. Bravo has exercised their first option early, their lease now expires on 8/5/2012.Flamingo Market Place offers investors the opportunity to acquire a grocery-anchored center in one of South Florida’s fastest growing, in-fill, retail markets. The main anchor tenant, Bravo Supermarkets, purchased the lease from Winn Dixie. The lease is below market with a rent of $7.24 psf and is flat in all of the option periods (four 5 year options remaining) increasing theprobability of renewal. Tenants at the center include the US Post Office, Allstate Insurance, Cingular, Pizza Hut, Queens Beauty Supply, Bank of America, Katz Deli, a Dialysis Center and Kids Manor.

The property is strategically located at the intersection of Flamingo Road and Pembroke Road, both primary thoroughfares within Pembroke Pines, Broward County, Florida. This is a signalized, high-traffic intersection, registering an average daily traffic volume of 65,100 vpd. The area surrounding the property is densely populated with approximately 123,000 residents within a three mile radius with an average household income of $64,200. Population is projected to increase 4.3% (2005-2010) and has grown 16.4% (1990-2005) within a one mile radius. Major local employers include American Express, Pro Player Stadium, Hollywood/Ft. Lauderdale International Airport, Motorola, and Lucent Technologies. The tenant roster is designed to meet the needs of the Pembroke Pines/Miramar population, which is largely comprised of young families and elderly citizens. The center also benefits from the draw of Flamingo Market Place Shops, the 37,600 square foot strip center adjacent to the Property, as well as out parcel tenants (Chevron Gas Station and Midas Muffler) not included in this offering. Nearby retailers include Publix, Washington Mutual, Wendy’s, Burger King, Taco Bell, Chick-Fil-A and Unibank. Located just north of the center is the 1,145,955 sq ft Pembroke Lakes Mall with over 140 stores including Macy’s, The Disney Store, JC Penny, American Eagle Outfitters, Guess, The Limited, Waldenbooks, Dillard’s, The Body Shop, Bath and Body Works, Lady Foot Locker, Sears and many more.

Tenant: The Bravo Supermarket lease is personally guaranteed by the two principals of the tenant, Teng South III, LLC. The personal guarantors have total net asset equity of $28,923,000. Teng South III, LLC paid $750,000 for the Winn Dixie Lease in 2006. There are now 16 independently owned supermarkets doing business in Florida under the Bravo banner with more planned. Krasdale Foods, Inc., through its Bravo program, is the sponsor of the cooperative supermarket group. The Bravo business plan focuses on promoting and nurturing the entrepreneurial endeavors of the individual owners. Bravo and its sister group, C-Town Supermarkets, have more than 250 participating stores between them.

Price and Cap: We offer this property at $25,000,000 which is a 7.0% cap rate on NOI of $1,750,171. The property can be acquired on a free and clear basis or subject to the existing loan. Cash on Cash is 9.2% if the loan is assumed. Defeasance premium is approximately $755,000 to pay off the existing loan at closing and is a buyer cost.

Loan Summary: Loan may be assumed or defeased. Defeasance premium is $755,000 +/- (buyer cost). Alternatively the buyer can assume the existing loan for a one half percent assumption fee.

Term: 10 Yr. Loan / 30 Yr. Ammo. (First 5 Years Interest Only Began 12/2004) recourse.Amount: $14,620,000Payment Yrs 1-5: $793,135 annuallyPayment Yrs 6-10: $987,889 annually. Loan starts to amortize in February 2010.Rate: 5.425%Recourse: Loan is recourse.

Property Summary: Flamingo Market Place consists of a 137,259 sq ft shopping center on approximately 15.6 acres and is currently 98% leased. The property is anchored by a 44,000 square foot Bravo Supermarket, which generates a steady flow of customers to the center on a daily basis. Bravo has exercised their first option early, their lease now expires on 8/5/2012.Flamingo Market Place offers investors the opportunity to acquire a grocery-anchored center in one of South Florida’s fastest growing, in-fill, retail markets. The main anchor tenant, Bravo Supermarkets, purchased the lease from Winn Dixie. The lease is below market with a rent of $7.24 psf and is flat in all of the option periods (four 5 year options remaining) increasing theprobability of renewal. Tenants at the center include the US Post Office, Allstate Insurance, Cingular, Pizza Hut, Queens Beauty Supply, Bank of America, Katz Deli, a Dialysis Center and Kids Manor.

The property is strategically located at the intersection of Flamingo Road and Pembroke Road, both primary thoroughfares within Pembroke Pines, Broward County, Florida. This is a signalized, high-traffic intersection, registering an average daily traffic volume of 65,100 vpd. The area surrounding the property is densely populated with approximately 123,000 residents within a three mile radius with an average household income of $64,200. Population is projected to increase 4.3% (2005-2010) and has grown 16.4% (1990-2005) within a one mile radius. Major local employers include American Express, Pro Player Stadium, Hollywood/Ft. Lauderdale International Airport, Motorola, and Lucent Technologies. The tenant roster is designed to meet the needs of the Pembroke Pines/Miramar population, which is largely comprised of young families and elderly citizens. The center also benefits from the draw of Flamingo Market Place Shops, the 37,600 square foot strip center adjacent to the Property, as well as out parcel tenants (Chevron Gas Station and Midas Muffler) not included in this offering. Nearby retailers include Publix, Washington Mutual, Wendy’s, Burger King, Taco Bell, Chick-Fil-A and Unibank. Located just north of the center is the 1,145,955 sq ft Pembroke Lakes Mall with over 140 stores including Macy’s, The Disney Store, JC Penny, American Eagle Outfitters, Guess, The Limited, Waldenbooks, Dillard’s, The Body Shop, Bath and Body Works, Lady Foot Locker, Sears and many more.

Tenant: The Bravo Supermarket lease is personally guaranteed by the two principals of the tenant, Teng South III, LLC. The personal guarantors have total net asset equity of $28,923,000. Teng South III, LLC paid $750,000 for the Winn Dixie Lease in 2006. There are now 16 independently owned supermarkets doing business in Florida under the Bravo banner with more planned. Krasdale Foods, Inc., through its Bravo program, is the sponsor of the cooperative supermarket group. The Bravo business plan focuses on promoting and nurturing the entrepreneurial endeavors of the individual owners. Bravo and its sister group, C-Town Supermarkets, have more than 250 participating stores between them.

Price and Cap: We offer this property at $25,000,000 which is a 7.0% cap rate on NOI of $1,750,171. The property can be acquired on a free and clear basis or subject to the existing loan. Cash on Cash is 9.2% if the loan is assumed. Defeasance premium is approximately $755,000 to pay off the existing loan at closing and is a buyer cost.

Loan Summary: Loan may be assumed or defeased. Defeasance premium is $755,000 +/- (buyer cost). Alternatively the buyer can assume the existing loan for a one half percent assumption fee.

Term: 10 Yr. Loan / 30 Yr. Ammo. (First 5 Years Interest Only Began 12/2004) recourse.Amount: $14,620,000Payment Yrs 1-5: $793,135 annuallyPayment Yrs 6-10: $987,889 annually. Loan starts to amortize in February 2010.Rate: 5.425%Recourse: Loan is recourse.

Flamingo Market Place

Bravo Supermarket Anchored

12105 Pembroke Road, Pembroke Pines (Broward County), FL







Walgreens

Quiznos Subs, IT Training Center,

Emerald Coast,Century Putnam Realty,One Price Dry Cleaners,

among others

Nextel,Sign-A-Rama

Infinity Int’l Realty,among others







Flamingo MarketplaceBuilding Square Footage 137,259 Occupied SF 133,899 98%

Income:Total Rental Income* 1,965,831 318,500 Anchor Income included in total 16.2%

Tenant ReimbursementsCAM Income 262,423

Real Estate Tax Recapture 353,798 Insurance Recapture 101,154

Other Income 3,301 Total Reimbursements 720,676

Effective Gross Income 2,686,507

Operating Expenses:Administrative Expenses 4,500

Cleaning Expenses 27,860 Grounds Maintenance 60,000

Insurance 145,321 Management Fees 49,420 3.0% Anchor Rent excluded

Repairs & Maintenance 77,745 Security 6,786

Taxes & Licenses 456,538 Utilities 25,800

Total Operating Expenses 853,970 133,294 Non Recovered Expense - Leakage 18.5%

Vacancy Allowance (82,367) 5.0% Anchor Rent excluded

Net Operating Income 1,750,171

Debt Service** 793,135 Cash Flow 957,036

Price 25,000,000 Cap Rate 7.00%Equity Required at Ask 10,380,000 42% Percent EquityCash on Cash 9.2%

* Rental income as of 12/07 which includes pro-forma for 2 existing vacancies: Units 503 & 504







RENTAL INCOMESquare rent psf

Suite Tenant Name Feet Start End Mo. Rent Start Date Mo. Rent DEC Total100 Chevron Land & Development 0 0 2/1/2006 CAM Bump - - 101 DCI Management Group dba Dry Clean 1,625 1/1/2001 12/31/2010 2,587.81 1/1/2008 2,665 2,588 31,054 19.11 102 Palm Springs Medical Services, Inc. 1,200 7/1/2004 6/30/2009 1,784.64 7/1/2007 1,856 1,856 21,844 18.20 103 Allstate Insurance 1,200 5/1/2002 4/30/2008 1,625.77 5/1/2007 1,675 1,675 19,899 16.58 104 Let's Go Wireless dba Cingular Wireless 1,664 8/1/2004 9/30/2010 2,370.87 8/1/2007 2,466 2,466 28,925 17.38 106 LaRosa Liquors 1,667 8/1/2004 7/31/2009 2,629.42 8/1/2007 2,735 2,735 32,079 19.24 107 Koning Restaurants Intl LC 1,440 6/1/1994 5/31/2010 2,224.00 6/1/2007 2,292 2,292 27,164 18.86 108 Queen Beauty 3,840 2/9/2006 1/31/2011 6,160.00 2/1/2007 6,406 6,406 76,630 19.96 201 Winn Dixie/Bravo 44,000 8/6/1997 8/5/2012 26,541.67 26,542 318,500 7.24 302 Pembroke Pines Artificial Kidney Center 5,982 7/26/2006 12/31/2016 12,450.62 12/1/2007 12,839 12,839 149,796 25.04 305 CJ's Sports and Ale 1,935 12/1/2005 11/30/2010 2,575.00 12/1/2007 2,652 2,652 30,977 16.01 306 J & B Subs 1,200 4/24/2006 4/23/2011 1,600.00 4/24/2007 1,664 1,664 19,712 16.43 307 Affirmative Insurance Holdings, Inc. 1,550 9/1/1992 8/31/2007 1,874.97 8/31/2007 1,950 1,950 22,875 14.76 308 Total Rehab & Medical Centers 3,500 6/1/2001 6/30/2010 5,205.20 7/1/2007 5,413 5,413 63,710 18.20 310 Q-Hair, Inc 1,200 9/1/1998 8/31/2008 1,529.82 9/1/2007 1,576 1,576 18,541 15.45 311 Vacant 1,200 1,641.23 1,707 1,707 20,220 16.85 312 Aunt Mary's Bagels c/o TJ Baking 1,200 6/3/1994 6/2/2013 1,156.96 6/1/2006 1,203 1,192 14,126 11.77 313 South Florida Consolidated Investments 2,000 8/9/2001 8/31/2011 2,624.68 9/1/2007 2,730 2,730 31,916 15.96 314 OrtemTax Services 516 10/1/2004 9/30/2009 905.48 10/1/2007 942 942 10,974 21.27 315 Flamingo Pediatrics 3,000 9/1/2003 10/31/2010 4,780.67 9/1/2007 4,972 4,972 58,133 19.38 316 S&L Party Store 2,250 10/1/2004 10/31/2009 3,244.80 6/1/2007 3,375 3,375 39,846 17.71 401 EEMAC Inc. dba Nobb Hill Academy 10,000 7/16/2001 7/31/2011 9,660.61 8/1/2007 9,950 9,950 117,376 11.74 501 Quest Diagnostics dba SBCL 2,000 11/1/2001 10/31/2009 3,792.38 11/1/2007 3,944 3,944 45,812 22.91 502 Katz Deli 4,641 12/4/1992 7/31/2011 4,354.88 8/1/2007 4,486 4,486 52,912 11.40 503 Vacant 2,160 3,420.00 3,523 3,420 23,940 19.00 504 Vacant 1,200 2,000.00 2,080 2,000 14,000 20.00 505 Eye Exams Unlimited 1,200 5/18/2006 7/17/2009 1,800.00 8/1/2007 1,856 1,856 21,880 18.23 506 JLM & Son, Inc. dba Plato's Closet 2,400 6/1/2006 10/31/2011 3,400.00 11/1/2007 3,536 3,536 41,072 17.11 508 Black Jack Express 1,200 6/1/2004 5/31/2008 1,838.72 6/1/2007 1,912 1,912 22,579 18.82 509 Tourland, LLC 1,200 11/1/2005 1/31/2011 1,800.00 2/1/2007 1,872 1,872 22,392 18.66 510 First Class Tobacco, Inc. 1,200 1/1/2003 2/28/2008 1,701.71 1/1/2008 1,787 1,702 20,421 17.02 511 Bubel Enterprises 1,200 7/1/2001 6/30/2011 1,675.00 7/1/2007 1,734 1,734 20,452 17.04 512 Bank of America N.A. 1,946 11/8/2002 11/7/2008 2,496.57 2,497 29,959 15.40 513 Facilities Service Post Office 7,492 12/12/2000 12/11/2010 15,166.66 15,167 182,000 24.29 518 Delta Young 1,946 6/15/2000 6/14/2010 2,213.58 6/15/2007 2,302 2,302 27,183 13.97 519 Livette Inc 1,200 10/1/2003 11/30/2008 1,799.78 10/1/2007 1,872 1,872 21,813 18.18 520 Flamingo Dental Associates,P.A. 1,200 11/1/2006 10/31/2011 1,799.78 9/1/2007 1,872 1,872 21,885 18.24 521 Lenocis,Inc. 2,825 2/1/1998 11/30/2007 3,529.00 12/1/2007 3,670 3,529 42,348 14.99 601 Assn of Builders & Contractors Institute 10,080 10/1/2001 11/30/2007 10,555.74 12/1/2007 12,600 12,600 128,713 12.77

137,259 158,518.02 Rent 163,819 1,893,660

1,965,831 503 Pro Forma at $19 psf NNN Physical Vacancy504 prospective tenant $20 psf eff 8/1/2007 Occupied 133,899 97.6% 1,900,791 96.7%508 assume tenant renews 4% rent increase Vacant 3,360 2.4% 65,040 3.3%504 Pro Forma at $20 psf NNN Total 137,259 100.0% 1,965,831 100.0%

December 2007 Rent Annualized

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Unit Tenant Name SqFt Rent $Inc. %Inc.

101 DCI Management Group dba Dry Clean USA 1,625 1/1/2005 2,439.001/1/2006 2,511.98 72.98 2.99%1/1/2007 2,587.81 75.83 3.02%1/1/2008 2,665.00 77.19 2.98%1/1/2009 2,774.90 109.90 4.12%1/1/2010 2,827.50 52.60 1.90%

102 Palm Springs Medical Services, Inc. 1,200 7/1/2005 1,716.007/1/2006 1,784.64 68.64 4.00%7/1/2007 1,856.03 71.39 4.00%7/1/2008 1,930.27 74.24 4.00%

103 Allstate Insurance 1,200 5/1/2005 1,578.415/1/2006 1,625.77 47.36 3.00%5/1/2007 1,674.54 48.77 3.00%

104 Cingular Wireless 1,664 10/1/2004 2,192.008/1/2005 2,279.68 87.68 4.00%8/1/2006 2,370.87 91.19 4.00%8/1/2007 2,465.70 94.83 4.00%8/1/2008 2,564.33 98.63 4.00%8/1/2009 2,666.90 102.57 4.00%8/1/2010 2,773.58 106.68 4.00%

106 LaRosa Liquors 1,667 8/1/2005 2,528.258/1/2006 2,629.42 101.17 4.00%8/1/2007 2,734.59 105.17 4.00%8/1/2008 2,843.98 109.39 4.00%

107 Koning Restaurants Intl LC 1,440 6/1/2005 2,160.006/1/2006 2,224.00 64.00 2.96%6/1/2007 2,292.00 68.00 3.06%6/1/2008 2,360.40 68.40 2.98%6/1/2009 2,431.20 70.80 3.00%

108 Queen Beauty 3,840 5/1/2006 6,160.002/1/2007 6,406.40 246.40 4.00%2/1/2008 6,662.66 256.26 4.00%2/1/2009 6,929.16 266.50 4.00%2/1/2009 7,206.33 277.17 4.00%

201 Bravo Supermarkets 44,000 11/1/2006 26,541.67

Date Of Escalation

Rent Escalations

4 (5) Year options –Rent is flat during all options







Unit Tenant Name SqFt Rent $Inc. %Inc.

302 Pembroke Pines Artificial Kidney Center 5,982 5/1/2007 12,450.625/1/2008 12,839.45 388.83 3.12%5/1/2009 13,243.83 404.38 3.15%5/1/2010 13,664.39 420.56 3.18%5/1/2011 14,101.77 437.38 3.20%5/1/2012 14,556.65 454.88 3.23%5/1/2013 15,029.72 473.07 3.25%5/1/2014 15,521.71 491.99 3.27%5/1/2015 16,033.39 511.68 3.30%5/1/2016 16,565.53 532.14 3.32%

305 CJ's Sports and Ale 1,935 12/1/2005 2,500.0012/1/2006 2,575.00 75.00 3.00%12/1/2007 2,652.25 77.25 3.00%12/1/2008 2,731.82 79.57 3.00%12/1/2009 2,813.77 81.95 3.00%

306 J & B Subs 1,200 4/24/2006 1,600.004/24/2007 1,664.00 64.00 4.00%4/24/2008 1,730.56 66.56 4.00%4/24/2009 1,799.78 69.22 4.00%4/24/2009 1,871.77 71.99 4.00%

307 Affirmative Insurance Holdings, Inc. 1,550 2/1/2007 1,874.97

308 Total Rehab & Medical Centers 3,500 7/1/2005 5,005.007/1/2006 5,205.20 200.20 4.00%

310 Q-Hair, Inc 1,200 9/1/2005 1,485.269/1/2006 1,529.82 44.56 3.00%9/1/2007 1,575.71 45.89 3.00%

311 Weiss Systems, Inc 1,200 5/1/2005 1,548.335/1/2006 1,641.23 92.90 6.00%

312 Aunt Mary's Bagels c/o TJ Baking 1,200 6/3/2004 1,126.006/3/2005 1,156.96 30.96 2.75%6/3/2006 1,191.67 34.71 3.00%6/3/2007 CPI

313 South Florida Consolidated Investments 2,000 9/1/2006 2,624.689/1/2007 2,729.67 104.99 4.00%9/1/2008 2,838.86 109.19 4.00%9/1/2009 2,952.41 113.55 4.00%9/1/2010 3,070.51 118.10 4.00%

Date Of Escalation

Rent Escalations







Rent EscalationsUnit Tenant Name SqFt Rent $Inc. %Inc.

314 OtemTax Services 516 10/1/2005 870.6510/1/2006 905.48 34.83 4.00%10/1/2007 941.7 36.22 4.00%10/1/2008 979.37 37.67 4.00%

315 Flamingo Pediatrics 3,000 9/1/2005 4,596.809/1/2006 4,780.67 183.87 4.00%9/1/2007 4,971.90 191.23 4.00%9/1/2008 5,170.77 198.87 4.00%

11/1/2008 5,427.50 256.73 4.97%11/1/2009 5,700.00 272.50 5.02%

316 S&L Party Store 2,250 6/1/2005 3,120.006/1/2006 3,244.80 124.80 4.00%6/1/2007 3,374.59 129.79 4.00%6/1/2008 3,509.58 134.99 4.00%

401 EEMAC Inc dba Kids Manor 10,000 8/1/2005 9,379.248/1/2006 9,660.61 281.37 3.00%8/1/2007 9,950.43 289.82 3.00%8/1/2008 10,248.94 298.51 3.00%8/1/2009 10,556.41 307.47 3.00%8/1/2010 10,873.11 316.70 3.00%

501 Quest Diagnostics dba SBCL 2,000 11/1/2006 3,792.3811/1/2007 3,944.08 151.70 4.00%11/1/2008 4,062.40 118.32 3.00%

502 Haim Hiabi Katz Deli 4,641 8/1/2005 4,228.04

503 Laundromat 2,160 Yearly 3.00%

504 Dr. Gaus 1,200 4/1/2008 24,960 4/1/2009 25,958 998.40 4.00%4/1/2010 26,997 1,038.36 4.00%4/1/2011 28,077 1,079.88 4.00%

8/1/2006 4,354.88 126.84 3.00%8/1/2007 4,485.52 130.64 3.00%

505 Eye Exams Unlimited 1,200 8/1/2006 1,800.008/1/2007 1,856.00 56.00 3.11%8/1/2008 1,913.00 57.00 3.07%

506 Plato's Closet 2,400 11/1/2006 3,400.0011/1/2007 3,536.00 136.00 4.00%11/1/2008 3,677.44 141.44 4.00%11/1/2009 3,824.54 147.10 4.00%11/1/2010 3,977.52 152.98 4.00%

508 Black Jack Express 1,200 6/1/2005 1,768.006/1/2006 1,838.72 70.72 4.00%

509 Tourland, LLC 1,200 2/1/2006 1,800.002/1/2007 1,872.00 72.00 4.00%2/1/2008 1,947.00 75.00 4.01%2/1/2009 2,025.00 78.00 4.01%2/1/2010 2,106.00 81.00 4.00%

Date Of Escalation







Rent EscalationsUnit Tenant Name SqFt Rent $Inc. %Inc.

510 First Class Tobacco, Inc. 1,200 1/1/2005 1,543.501/1/2006 1,620.68 77.18 5.00%1/1/2007 1,701.71 81.03 5.00%

511 Bubel Enterprises 1,200 7/1/2006 1,675.007/1/2007 1,733.63 58.63 3.50%7/1/2008 1,838.72 105.09 6.06%7/1/2009 1,857.11 18.39 1.00%7/1/2010 1,922.11 65.00 3.50%

512 Bank of America N.A. 1,946 11/8/2005 2,496.5711/8/2006 2,540.10 43.53 1.74%11/8/2007 CPI

513 Facilities Service Office #113990-015 7,492 12/12/2000 13,083.3312/12/2005 15,166.67 2,083.34 15.92%

518 Delta Young 1,946 8/1/2004 2,068.778/1/2005 2,132.00 63.23 3.06%8/1/2006 2,213.58 81.58 3.83%8/1/2007 CPI

519 Livette Inc 1,200 10/1/2005 1,730.5610/1/2006 1,799.78 69.22 4.00%10/1/2007 1,871.77 71.99 4.00%10/1/2008 1,946.64 74.87 4.00%

520 Anna Aviles, DMD & Maria Varne, DMD 1,200 9/1/2005 1,730.569/1/2006 1,799.78 69.22 4.00%9/1/2007 1,871.77 71.99 4.00%9/1/2008 1,946.64 74.87 4.00%9/1/2009 2,024.51 77.87 4.00%9/1/2010 2,105.49 80.98 4.00%

521 Marcellas's Restaurant 2,825 12/1/2003 3,529.0012/1/2004 3,634.87 105.87 3.00%12/1/2005 3,805.22 170.35 4.69%12/1/2006 3,919.38 114.16 3.00%

601 Assn of Builders & Contractors Institute 10,080 12/1/2005 10,248.2912/1/2006 10,555.74 307.45 3.00%12/1/2007 12,600.00 2,044.26 19.37%12/1/2008 12,978.00 378.00 3.00%12/1/2009 13,367.34 389.34 3.00%12/1/2010 13,768.36 401.02 3.00%12/1/2011 14,181.41 413.05 3.00%

Date Of Escalation







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TUS

RD

HIA

TUS

RD

HIA

TUS

RD

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

PALM

AVE

RED

RD

RED

RD

RED

RD

RED

RD

RED

RD

RED

RD

RED

RD

RED

RD

RED

RD

UN

IVERSITY D

RU

NIVER

SITY DR

UN

IVERSITY D

RU

NIVER

SI TY DR

UN

IVERSI TY D

RU

NIVER

SI TY DR

UN

IVERSI TY D

RU

NIVER

SI TY DR

UN

IVERSI TY D

R

N167TH STN167TH STN167TH STN167TH STN167TH STN167TH STN167TH STN167TH STN167TH ST

N172N

D A

VEN

172 ND

AVE

N172 N

D A

VEN

1 72ND

AVE

N1 72N

D A

VEN

172 ND

AVE

N172 N

D A

VEN

172 ND

AVE

N1 72N

D A

VE

N199TH ST

N199TH ST

N199TH STN199TH ST

N199TH STN199TH ST

N199TH ST

N199TH STN199TH ST

BEBEBOBEOBOBEOBEOBOBE

ORANGE DRORANGE DRORANGE DRORANGE DRORANGE DRORANGE DRORANGE DRORANGE DRORANGE DR

PALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPYPALMETTO EXPY

PEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RDPEMBROKE RD

PINES BLVDPINES BLVDPINES BLVDPINES BLVDPINES BLVDPINES BLVDPINES BLVDPINES BLVDPINES BLVD

RDST RDST RDRDST RDRD

SHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN STSHERIDAN ST

ST HW

Y 953ST H

WY 953

ST HW

Y 953ST H

WY 953

ST HW

Y 953ST H

WY 953

ST HW

Y 953ST H

WY 953

ST HW

Y 953

STIRLING RDSTIRLING RDSTIRLING RDSTIRLING RDSTIRLING RDSTIRLING RDSTIRLING RDSTIRLING RDSTIRLING RD

SSS SS SSSSH

AVE

H A

VETH

AVE

H A

VETH

AVE

H A

VEH

AVE

TH A

VEH

AVE

EEE EE EEEE

S215THS215THS215THS215TS215TS215TS215TS215TS215TS41ST STS41ST STS41ST STS41ST STS41ST STS41ST STS41ST STS41ST STS41ST ST

S45TH STS45TH STS45TH STS45TH STS45TH STS45TH STS45TH STS45TH STS45TH STH

AVE

H A

VEH

AVE

H A

VEH

AVE

H A

VEH

AVE

H A

VEH

AVE

S90TH A

VES90TH

AVE

S90TH A

VES90TH

AVE

S90TH A

VES90TH

AVE

S90TH A

VES90TH

AVE

S90TH A

VE

W EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPYW EST DADE EXPY

STATE H

IGHW

AY 817

STATE H

IGHW

AY 817

STATE H

IGHW

AY 817

STATE H

IGHW

AY 8 17

STATE H

IGHW

AY 8 17

STATE H

IGHW

AY 817

STATE H

IGHW

AY 817

STATE H

IGHW

AY 817

STATE H

IGHW

AY 8 17

VIE RDVIE RDVIE RDVIE RDVIE RDVIE RDVIE RDVIE RDVIE RD

PEMBROKE LAKES MALL

84

5.00 Miles

3.00 Miles

1.00 Mile

2005 Average IncomeBy Block Groups

$75,000 or more$60,000 to $75,000$45,000 to $60,000$30,000 to $45,000Less than $30,000

Demographics Site #9022

2005 Estimates 1 Mile 3 Mile 5 MileTotal Population: 18,543 122,669 346,735Total Households: 9,215 47,754 118,415Avg. HH Income: $43,168 $64,158 $67,143Med. HH Income: $37,169 $54,853 $58,192

Updates of 2000 Census Data by Claritas.

Pembroke Pines, FL

flamingo market place - pembroke pines, fl (2) - exp realty advisors

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