| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 25th | Poor |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 210 NW 12th Ave, Dania, FL, 33004, US |
| Region / Metro | Dania |
| Year of Construction | 2002 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
210 NW 12th Ave Dania, FL Multifamily Opportunity
Renter concentration is high in the surrounding neighborhood, supporting steady demand and near-metro occupancy levels, according to WDSuite’s CRE market data. Amenities are dense for an inner suburb, which can aid retention and leasing velocity.
This inner-suburb location in the Fort Lauderdale–Pompano Beach–Sunrise metro offers dense daily conveniences. Neighborhood amenity access trends strong: grocery and restaurant density track in the top quartile nationally, and cafes also register among the strongest concentrations nationwide. These patterns typically support leasing velocity and day-to-day livability for residents.
Relative to the metro, the neighborhood’s overall rating sits around the middle of the pack (ranked 187 among 345 metro neighborhoods). Neighborhood occupancy is measured at the neighborhood level, not the property, and sits near the metro median, suggesting stable baseline demand with room for asset-level differentiation through management and finishes.
Vintage context matters for competitiveness. The average construction year in the neighborhood skews older (1973), while this asset was built in 2002, giving it a meaningful age advantage versus much of the surrounding stock. That positioning can reduce near-term modernization needs while still warranting targeted updates to systems and common areas to sustain renter appeal.
Tenure data indicate a high share of renter-occupied housing units in the neighborhood (71.9%). For investors, this implies a deeper tenant base and supports demand for multifamily units, particularly workforce housing. Within a 3-mile radius, demographics show modest population growth with a notable increase in households and smaller average household sizes, expanding the renter pool and supporting occupancy stability.
Ownership costs sit on the higher side for local incomes (value-to-income levels rank in the top decile nationally), which tends to reinforce reliance on rental housing. For multifamily owners, this often translates into stronger renewal opportunities and pricing power, balanced against rent-to-income considerations that call for careful lease management.
Safety conditions should be evaluated in context. Compared with neighborhoods nationwide, this area sits below average on safety measures (national percentiles indicate weaker performance), and within the metro it ranks in the lower half among 345 neighborhoods. That said, recent trend data show property offenses improving year over year, placing those improvements among the stronger rates nationally, which can help sentiment if sustained.
Investors should monitor neighborhood-level trends over time rather than block-level anecdotes, incorporating lighting, access control, and resident engagement into the property plan to support retention and mitigate perception risk.
Proximity to major employers supports a broad workforce tenant base and commute convenience, notably in automotive retail, healthcare, chemicals, and logistics. The list below highlights nearby anchors relevant to renter demand.
- AutoNation — automotive retail HQ (4.4 miles) — HQ
- Johnson & Johnson — healthcare and pharmaceuticals offices (13.9 miles)
- Mosaic — chemicals and fertilizer offices (17.0 miles)
- Tenet Healthcare Corporation, Florida Region — healthcare services (18.8 miles)
- Ryder System — logistics and transportation HQ (19.5 miles) — HQ
Constructed in 2002, this 22-unit asset is newer than much of the surrounding stock, providing a competitive baseline versus older 1970s-era properties while allowing for targeted value-add to common areas and in-unit finishes. Neighborhood-level data show renter-occupied housing is prevalent and occupancy sits near the metro median, indicating durable demand that can be captured with disciplined operations. Strong amenity density—especially groceries, restaurants, and cafes—adds to resident convenience and supports retention, while the high-cost ownership landscape locally tends to sustain reliance on rental housing. Based on CRE market data from WDSuite, rent-to-income dynamics warrant active revenue management to balance pricing power with retention.
Within a 3-mile radius, modest population growth and a larger household count point to a gradually expanding renter pool. This backdrop, combined with proximity to diversified employers, can underpin stable leasing. Risks to underwrite include safety perceptions relative to national benchmarks and below-average school ratings in the broader area, both of which are manageable with property-level improvements and resident experience initiatives.
- 2002 vintage offers a relative age advantage vs. neighborhood stock with targeted value-add potential
- High renter-occupied share and near-metro neighborhood occupancy support demand depth
- Dense groceries, restaurants, and cafes bolster livability and retention
- Ownership costs elevated for local incomes, supporting sustained reliance on rentals
- Risks: safety metrics below national averages and low school ratings; active management and resident experience can mitigate