| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 67th | Good |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5450 Lyons Rd, Coconut Creek, FL, 33073, US |
| Region / Metro | Coconut Creek |
| Year of Construction | 1995 |
| Units | 112 |
| Transaction Date | 2002-05-31 |
| Transaction Price | $22,950,000 |
| Buyer | ERP OPERATING LTD PARTNERSHIP |
| Seller | EASTRICH #189 CORP |
5450 Lyons Rd, Coconut Creek Multifamily Opportunity
Neighborhood occupancy has held firm and homeownership costs are elevated for the area, according to WDSuite’s CRE market data, supporting steady renter demand near Coconut Creek’s inner-suburban job corridors.
Situated in Coconut Creek’s Inner Suburb within the Fort Lauderdale–Pompano Beach–Sunrise metro, the property benefits from a renter base supported by nearby employment and a generally stable neighborhood backdrop. Neighborhood occupancy is strong for the area and refers to the broader neighborhood, not this specific asset, which helps underpin leasing consistency for professionally managed communities.
Parks access stands out for livability, with the neighborhood ranking 46th out of 345 metro neighborhoods and posting a 92nd percentile position nationally—an amenity that can aid retention and appeal to households prioritizing open space. Average school ratings are around the national median to slightly above (61st percentile), offering balanced family appeal without commanding elite pricing.
Ownership costs in the surrounding neighborhood are elevated (median home values are higher than many U.S. areas), which tends to sustain reliance on multifamily rentals and can support pricing power when paired with lease management discipline. Rent-to-income levels indicate some affordability pressure, so operators should balance rent growth with renewal strategies to maintain occupancy stability.
Within a 3-mile radius, demographics show modest population growth and an increase in households over recent years, pointing to a larger tenant base and continued demand for rental units. Roughly one-third of housing units in this radius are renter-occupied, indicating a meaningful, durable renter pool without overwhelming supply concentration. Forward-looking estimates in the same 3-mile area anticipate additional household growth alongside rising incomes, which can support future absorption and rent performance for well-positioned assets.
Safety indicators are mixed when viewed against broader benchmarks. Overall crime conditions sit near the national median (about the 51st percentile nationally). At the metro level, the neighborhood’s positioning reflects mid-tier conditions among 345 Fort Lauderdale–area neighborhoods. These figures represent neighborhood-level trends rather than conditions specific to the property.
Recent trend signals are divergent: estimates indicate a meaningful year-over-year decrease in property offenses, with improvement above the national median, while estimated violent offenses increased over the same period. Investors should weigh these opposing trends and prioritize standard security, lighting, and resident-engagement measures to support tenant retention and leasing.
Proximity to healthcare, corporate services, and logistics employers supports a diversified renter base and practical commute times for workforce households. The following nearby employers anchor demand in the submarket and broader corridor.
- Tenet Healthcare Corporation, Florida Region — healthcare services (5.9 miles)
- Office Depot — corporate offices (8.3 miles) — HQ
- AutoNation — auto retail (12.6 miles) — HQ
- Johnson & Johnson — healthcare & consumer (28.1 miles)
- Ryder System — logistics (32.2 miles) — HQ
Built in 1995, the asset is older than much of the nearby stock, creating potential value-add and capital planning opportunities to enhance competitiveness against newer deliveries in the Inner Suburb. Neighborhood occupancy has remained elevated relative to many U.S. areas, and homeownership costs are high for the area, which together support multifamily leasing durability and renewal capture when operations are disciplined.
Within a 3-mile radius, recent and projected growth in households and incomes point to a larger tenant base and sustained demand for well-run communities. Based on commercial real estate analysis from WDSuite, rent levels in the surrounding area have risen over time and are expected to continue trending upward, reinforcing the case for targeted renovations and smart lease management while monitoring affordability.
- Strong neighborhood occupancy and high-cost ownership market support demand and lease retention
- 1995 vintage offers value-add and CapEx levers to compete with newer stock
- 3-mile household and income growth expand the renter pool and support absorption
- Access to diversified employment nodes (healthcare, corporate services, logistics) underpins steady renter demand
- Risks: rising violent offense estimates and limited on-foot retail amenities warrant active asset management