| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 25th | Poor |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1485 SW 12th Ave, Dania, FL, 33004, US |
| Region / Metro | Dania |
| Year of Construction | 1993 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1485 SW 12th Ave Dania Multifamily Investment
Renter-occupied housing is concentrated in this neighborhood and amenity access is comparatively strong, supporting steady demand for a 56-unit asset, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Fort Lauderdale-Pompano Beach-Sunrise metro with a neighborhood rating of B-. Amenity access is competitive among 345 metro neighborhoods, with grocery and restaurant densities benchmarking well versus national norms. This level of daily-needs coverage can aid leasing velocity and resident retention for workforce-oriented multifamily.
Neighborhood occupancy measures 90.7% (neighborhood-level, not property-specific) and trends near the metro middle, while the share of renter-occupied housing units is high (71.9%), placing the area well above the metro median for renter concentration. For investors, that depth of the tenant base typically supports ongoing leasing activity and a broader pool of prospects across unit types.
Within a 3-mile radius, households have grown over the past five years with forecasts indicating further increases alongside smaller average household sizes. That pattern points to a larger renter pool over time even as population growth is modest, which can help stabilize occupancy and reduce downtime between turns. Median contract rents in the neighborhood rank above many peers in the metro, yet remain aligned with a broad workforce cohort, providing scope for revenue management rather than relying on outsized rent steps.
Ownership costs benchmark on the higher side relative to local incomes (value-to-income ratio ranks in the top decile metro-wide and high nationally), which tends to sustain reliance on rental housing and can bolster pricing power. Counterpoints include below-average school ratings at the neighborhood level and limited nearby pharmacy density, both of which warrant consideration when positioning family-oriented unit mixes.
Safety indicators for the neighborhood track below national averages, with overall conditions ranking below the metro median among 345 neighborhoods. Violent offense metrics benchmark in the lower national percentiles, while property offense levels are also below average nationally.
Recent trend data show meaningful improvement in estimated property offenses over the last year, which is a constructive signal, but the area still compares weaker than many peer neighborhoods. Investors typically account for this by emphasizing on-site security practices and resident screening to support retention and community standards.
The surrounding employment base blends corporate headquarters and diversified office users that underpin renter demand through commute convenience and job stability. Nearby anchors include AutoNation, Johnson & Johnson, Mosaic, Ryder System, and World Fuel Services.
- AutoNation — automotive retail HQ (5.9 miles) — HQ
- Johnson & Johnson — healthcare & life sciences offices (12.8 miles)
- Mosaic — chemicals & fertilizers offices (15.5 miles)
- Ryder System — logistics & transportation HQ (18.6 miles) — HQ
- World Fuel Services — energy & fuel logistics HQ (20.0 miles) — HQ
Built in 1993, the asset is newer than the neighborhood average vintage and can compete well against older local stock while still offering potential to modernize systems and finishes for value-add upside. The neighborhood-level renter concentration is high, supporting a deep tenant base, and amenity access is competitive. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends around the metro middle, suggesting stable leasing conditions rather than reliance on aggressive rent growth.
Within a 3-mile radius, recent increases in households and a forecast for smaller household sizes point to renter pool expansion, which can support occupancy stability over the hold period. Elevated ownership costs relative to incomes reinforce demand for rental housing; however, rent-to-income ratios indicate affordability pressure in the area, which argues for disciplined revenue management, resident retention strategies, and targeted upgrades with clear ROI.
- 1993 vintage offers competitive positioning versus older stock, with selective modernization potential
- High renter-occupied share supports depth of demand and steady leasing
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Amenity access and strong daily-needs coverage aid retention and pricing power
- Risks: below-average safety metrics and affordability pressure require proactive management