| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 62nd | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 449 Lakeview Dr, Coral Springs, FL, 33071, US |
| Region / Metro | Coral Springs |
| Year of Construction | 1998 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | $1,925,000 |
| Buyer | OLEN RESIDENTIAL REALTY ENCUMBRAN |
| Seller | OLEN RESIDENTIAL REALTY CORP |
449 Lakeview Dr, Coral Springs Multifamily Investment
Stabilized renter demand in an inner-suburban Broward location supports consistent leasing and retention, according to WDSuite s CRE market data.
Coral Springs inner-suburban setting offers family-oriented livability with grocery and pharmacy access performing above national averages, while parks and cafés are thinner locally. For investors, this mix points to everyday convenience and car-oriented mobility rather than destination retail, a profile common to competitive Fort Lauderdale metro neighborhoods.
Neighborhood performance is B+ (ranked 109 of 345 metro neighborhoods), placing it competitive among Fort Lauderdale-Pompano Beach-Sunrise submarkets. Occupancy in the neighborhood is strong and has trended slightly upward over the past five years, supporting day-one stability for multifamily assets. Home values are elevated for the metro, which can reinforce reliance on rental housing and bolster lease retention.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to expand further, indicating a larger tenant base over the medium term. The renter-occupied share is roughly one-third of housing units, suggesting a stable but not overly saturated renter pool; for multifamily property research, that typically means dependable demand with measured competition from ownership options.
Local incomes trend high for the metro, and rent-to-income levels appear manageable, which can mitigate turnover risk and support pricing power when paired with thoughtful lease management. Compared with national CRE trends, the area s housing and demographic fundamentals align with steady, suburban multifamily performance rather than outsized growth volatility.
Safety dynamics at the neighborhood level are mixed but generally favorable in a regional context. The area s overall crime rank places it competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods (rank 120 out of 345), and violent incidents track in the top quartile nationally by safety, indicating comparatively lower exposure versus many U.S. neighborhoods.
Property offense indicators are also strong on a national basis (high safety percentile), though recent year-over-year movement shows an uptick that merits monitoring in underwriting and operations. These figures reflect neighborhood-level trends, not property-specific conditions, and should be paired with current local reporting and asset-level security assessments.
The surrounding employment base blends healthcare and corporate headquarters, supporting commuter convenience and diversified renter demand. Notable nearby employers include Tenet Healthcare, AutoNation, Office Depot, Johnson & Johnson, and Ryder System.
- Tenet Healthcare Corporation, Florida Region healthcare services (4.8 miles)
- AutoNation automotive retail & corporate (12.0 miles) HQ
- Office Depot office supplies corporate (15.8 miles) HQ
- Johnson & Johnson healthcare & consumer products offices (22.8 miles)
- Ryder System logistics & transportation corporate (25.9 miles) HQ
This 120-unit asset with larger-than-typical average floor plans fits a family-oriented, inner-suburban corridor where neighborhood occupancy remains solid and edged higher over the last five years. Elevated for-sale values and healthy local incomes underpin steady renter demand, while rent-to-income levels suggest room for disciplined revenue management, based on CRE market data from WDSuite.
Near-term leasing should benefit from a stable renter concentration and expanding 3-mile household counts, with regional employers providing a diversified demand base. The suburban amenity mix favors daily needs over lifestyle destinations, which aligns with durable occupancy but may temper premium rent capture without targeted property upgrades.
- Neighborhood occupancy is strong and trending stable, supporting ongoing leasing consistency.
- Elevated ownership costs and solid incomes reinforce rental demand and lease retention.
- Growing 3-mile household counts expand the prospective tenant base over the medium term.
- Proximity to regional employers supports tenant retention and reduces commute friction.
- Risk: amenity depth skews toward daily needs and recent property offense movement warrants monitoring in underwriting.