| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 45th | Fair |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4329 NW 115th Ave, Coral Springs, FL, 33065, US |
| Region / Metro | Coral Springs |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2018-03-30 |
| Transaction Price | $3,350,000 |
| Buyer | SK MIAMI HOLDINGS LLC |
| Seller | SLS REAL ESTATE 1 LLC |
4329 NW 115th Ave Coral Springs Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is durable for this Inner Suburb location, according to WDSuite’s commercial real estate analysis. Figures cited reflect the surrounding neighborhood rather than the property itself.
Location, livability, and renter demand
The property sits in Coral Springs within the Fort Lauderdale–Pompano Beach–Sunrise metro, where the immediate neighborhood rates A- and ranks 73rd of 345 neighborhoods. That places it above the metro median and competitive among peer subareas for overall livability, based on CRE market data from WDSuite.
Renter-occupied share in the neighborhood is 47.6%, indicating a sizable tenant base that supports leasing stability. Neighborhood occupancy performance is also strong, ranking 31st of 345 and landing in the 93rd percentile nationally — a favorable backdrop for sustaining income at multifamily assets when underwriting.
Daily needs are well covered: grocery access ranks 70th of 345 (competitive within the metro), and restaurants and cafes score in the mid‑80s percentiles nationally. Parks and childcare resources also test above national medians, adding to family-friendly appeal and supporting retention. Pharmacy density is thin locally, so residents may rely on nearby corridors for prescriptions.
Within a 3‑mile radius, population and household counts have expanded in recent years and are projected to continue growing, pointing to a larger tenant base over the medium term. Median home values in the neighborhood test in the low‑80s national percentile, and the value‑to‑income ratio is similarly elevated — a high‑cost ownership landscape that tends to reinforce reliance on rental housing and can support pricing power. At the same time, a rent‑to‑income ratio near one-quarter suggests manageable affordability pressure that can aid lease retention.
Safety context
Comparable safety statistics at the neighborhood level are not available in the current WDSuite dataset for this area. Investors typically benchmark conditions against city and county public data and evaluate property-level measures (lighting, access control, and management practices) as part of due diligence. Framing risk in comparative terms to nearby Fort Lauderdale–Pompano Beach–Sunrise neighborhoods can provide added context when data becomes available.
Proximity to healthcare, retail headquarters, auto retail, pharmaceuticals, and logistics employers supports a diverse workforce renter base and commute convenience. The list below highlights nearby anchors that can help drive leasing stability.
- Tenet Healthcare Corporation, Florida Region — healthcare services (1.3 miles)
- Office Depot — retail headquarters & corporate functions (12.9 miles) — HQ
- AutoNation — auto retail corporate offices (14.1 miles) — HQ
- Johnson & Johnson — pharmaceuticals & medical products offices (26.3 miles)
- Ryder System — logistics & transportation corporate offices (29.4 miles) — HQ
Built in 1985, this 20‑unit Coral Springs asset is slightly older than the neighborhood’s typical vintage, creating potential value‑add and capital planning opportunities to modernize finishes and systems while competing against newer stock. The surrounding neighborhood shows strong occupancy performance and an above‑median renter-occupied share, supporting depth of demand and income stability. According to CRE market data from WDSuite, grocery, dining, and park access are competitive within the metro, which can aid retention and leasing velocity.
Within a 3‑mile radius, recent growth in households and continued population expansion point to a larger tenant pool over the next several years. Elevated ownership costs locally tend to sustain reliance on rental housing, while neighborhood rent levels relative to income suggest manageable affordability pressure — a combination that supports stable lease-up and renewal performance if unit positioning and management execution are disciplined.
- Strong neighborhood occupancy and sizable renter-occupied base support income stability
- Amenity access (groceries, dining, parks) competitive in metro aids retention
- 3‑mile household and population growth expands the tenant pool
- 1985 vintage offers value‑add and system modernization potential
- Risks: older building capex and a locally high-cost ownership market requiring disciplined pricing