| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 62nd | Good |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5409 Wiles Rd, Coconut Creek, FL, 33073, US |
| Region / Metro | Coconut Creek |
| Year of Construction | 2013 |
| Units | 88 |
| Transaction Date | 2025-08-15 |
| Transaction Price | $98,280,000 |
| Buyer | AVALON COCONUT CREEK LLC |
| Seller | 5401 WILES OWNER LLC |
5409 Wiles Rd Coconut Creek Multifamily Investment
2013 vintage in an inner-suburb location with steady neighborhood occupancy and a sizable renter-occupied housing base supports durable cash flow potential, according to WDSuite’s CRE market data. Newer construction helps competitive positioning versus older Broward County stock.
Located in Coconut Creek’s inner suburbs of the Fort Lauderdale-Pompano Beach-Sunrise metro, the neighborhood carries an A rating and ranks 42 out of 345 metro neighborhoods, placing it in the top quartile locally. According to CRE market data from WDSuite, neighborhood occupancy is above national norms and the share of renter-occupied housing units (48.1%) indicates a deep tenant base that can support leasing stability.
Livability fundamentals are well-rounded: restaurants are comparatively dense (high national percentile), parks and childcare access test strong, and pharmacies/groceries are accessible, while cafe density is thinner than peers. Average school ratings sit modestly above national midline, helping appeal to households without creating outsized school-driven pricing dynamics.
Within a 3-mile radius, household counts have increased while average household size has edged down, and WDSuite’s outlook shows further household growth over the next five years. That pattern points to a larger renter pool even as household composition shifts smaller, supporting occupancy stability and consistent leasing velocity.
Ownership costs are elevated for the area, and neighborhood rent-to-income levels trend comparatively manageable. For investors, the combination supports retention and pricing discipline: higher home values sustain reliance on multifamily options, while rent burdens that are not stretched provide room for renewals without undue turnover risk.
Safety indicators are mixed but improving. The neighborhood’s overall safety profile trends modestly above national average levels (national percentile in the upper half), and both property and violent offense rates have shown year-over-year improvement, with declines that rank well compared with neighborhoods nationwide, based on WDSuite’s CRE market data.
Conditions can vary within small areas, so investors typically underwrite to submarket-level trends and consider property-level measures (lighting, access control, and management practices) alongside the neighborhood’s improving trajectory.
Nearby employers provide a diversified white- and blue-collar workforce draw that supports renter demand and commute convenience, including Tenet Healthcare, Office Depot, AutoNation, Johnson & Johnson, and Northwestern Mutual.
- Tenet Healthcare Corporation, Florida Region — healthcare services (5.3 miles)
- Office Depot — office supplies corporate (9.4 miles) — HQ
- AutoNation — automotive retail corporate (11.9 miles) — HQ
- Johnson & Johnson — pharmaceuticals (27.1 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (30.5 miles)
2013 construction positions the asset competitively versus older neighborhood stock (average vintage 2000), reducing near-term capital intensity while still allowing targeted modernization to drive value-add upside. Neighborhood occupancy remains solid with a high share of renter-occupied units, and household growth within 3 miles points to a larger tenant base and stable leasing, based on CRE market data from WDSuite.
Elevated ownership costs in Broward County sustain reliance on multifamily rentals, while neighborhood rent-to-income levels indicate manageable affordability pressure that can support renewal capture. Proximity to a diversified employment base (healthcare, corporate services, and retail headquarters) underpins day-to-day demand and retention.
- Newer 2013 vintage offers competitive positioning with selective value-add potential rather than heavy CapEx.
- Above-average neighborhood occupancy and sizable renter-occupied housing share support leasing stability.
- Within 3 miles, growing household counts expand the renter pool and support retention.
- High-cost ownership market reinforces multifamily demand; rent-to-income levels suggest room for renewals.
- Risk: safety metrics are mixed at the neighborhood level; continued improvement and property operations should be monitored in underwriting.