| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 47th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10100 NW 33rd St, Coral Springs, FL, 33065, US |
| Region / Metro | Coral Springs |
| Year of Construction | 2003 |
| Units | 80 |
| Transaction Date | 2002-03-26 |
| Transaction Price | $900,000 |
| Buyer | SYMPHONY BUILDERS AT CYPRESS LAKES PRESE |
| Seller | HOLDEN JAMES C |
10100 NW 33rd St Coral Springs 80-Unit Multifamily
Positioned in an Inner Suburb with strong daily amenities and a high-cost ownership market, this 2003-vintage asset aligns with durable renter demand, according to WDSuite’s CRE market data.
Located in Coral Springs within the Fort Lauderdale-Pompano Beach-Sunrise metro, the neighborhood carries an A- rating and is competitive among metro neighborhoods (ranked 89 out of 345). Daily convenience is a clear strength: restaurants, cafes, groceries, and pharmacies score in high national percentiles, supporting resident retention and leasing consistency.
The area’s housing stock skews older (average vintage 1983), while the subject property’s 2003 construction positions it newer than much of the local inventory—often a relative advantage in curb appeal and functionality. Schools in the neighborhood average 3.0 out of 5 and sit above national norms, a factor that can help stabilize family-oriented rental demand without being a singular driver.
Renter concentration in the neighborhood is meaningful (renter-occupied share ranks in the stronger range nationally), indicating a deeper tenant base for multifamily. Neighborhood occupancy has eased versus five years ago, suggesting owners should manage renewals and pricing with added precision; however, amenity density and lifestyle convenience mitigate some volatility by supporting ongoing interest from renters.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and household counts have risen in recent years, and forecasts indicate continued household growth alongside smaller average household sizes—conditions that typically expand the renter pool and support occupancy stability. Home values are elevated for the neighborhood relative to national benchmarks, and the value-to-income ratio ranks in a high national percentile, reinforcing reliance on rental housing and supporting pricing power when managed thoughtfully.
Safety indicators compare favorably at the national level. The neighborhood scores around the 70th percentile nationally on composite crime measures, with violent-offense metrics in a top national percentile and property-offense indicators also strong. Recent year-over-year trends show modest improvement, which supports resident retention and leasing narratives without implying block-level conditions.
In metro context, results point to above-average safety relative to many peer areas in the region, contributing to long-term livability. As always, investors should underwrite with submarket- and property-level diligence, but the broader neighborhood signal is supportive of workforce and family renter appeal.
The employment base features healthcare and corporate offices within commuting reach, which supports renter demand and retention through diversified job access. Nearby anchors include Tenet Healthcare, Office Depot, AutoNation, Johnson & Johnson, and Ryder System.
- Tenet Healthcare Corporation, Florida Region — healthcare services (2.5 miles)
- Office Depot — corporate offices (12.6 miles) — HQ
- AutoNation — corporate offices (12.7 miles) — HQ
- Johnson & Johnson — corporate offices (25.4 miles)
- Ryder System — corporate offices (28.8 miles) — HQ
This 80-unit, 2003-vintage asset benefits from a neighborhood with strong daily amenities, above-national safety positioning, and a meaningful renter base. Compared with older local stock, the property’s more recent construction can enhance leasing competitiveness, while elevated ownership costs in the area help sustain multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy has softened versus five years ago, signaling the need for active lease management; the broader fundamentals—household growth within 3 miles and robust amenity access—remain supportive for long-term stability.
Forward-looking household expansion and smaller household sizes in the 3-mile radius point to renter pool expansion, while corporate employment access underpins day-to-day demand. Operators should plan for periodic system updates typical of early-2000s assets, but the combination of location quality, renter reliance, and newer-than-neighborhood vintage provides a balanced value proposition for core-plus or light value-add strategies.
- Newer-than-neighborhood vintage (2003) supports leasing competitiveness versus older local stock.
- Amenity-rich Inner Suburb with above-national safety signals aids retention and renter appeal.
- 3-mile household growth and smaller household sizes indicate a larger renter pool over time.
- Elevated ownership costs reinforce reliance on rental housing and potential pricing power.
- Risk: neighborhood occupancy has softened; active renewal strategies and expense discipline are key.