| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Poor |
| Demographics | 28th | Poor |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1101 SW 15th St, Deerfield Beach, FL, 33441, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1996 |
| Units | 96 |
| Transaction Date | 2015-07-14 |
| Transaction Price | $11,440,000 |
| Buyer | STAFFORD PLACE PRAXIS LIMITED PARTNERSHI |
| Seller | STAFFORD PLACE ASSOCIATES LIMITED PARTNE |
1101 SW 15th St Deerfield Beach Multifamily Investment
Positioned in Deerfield Beach’s inner-suburban fabric, this asset benefits from steady neighborhood occupancy and a renter base above the metro median, according to WDSuite’s CRE market data. The investment angle centers on durable renter demand supported by proximity to jobs and everyday amenities.
The property sits in an Inner Suburb of the Fort Lauderdale–Pompano Beach–Sunrise metro, with neighborhood performance rated C and ranked 275 out of 345. That places it below the metro median overall, but several demand drivers stand out for multifamily investors.
Amenity access is above the metro median (rank 149 of 345), with groceries, parks, and restaurants comparatively dense versus national peers, while pharmacies and cafes are thinner. For renters, this mix supports daily needs and leisure without relying on destination retail.
Neighborhood occupancy trends are also above the metro median (rank 170 of 345), indicating generally consistent absorption and lease retention at the neighborhood level rather than property-specific performance. Renter-occupied share is competitive among Fort Lauderdale–area neighborhoods (rank 120 of 345; high national percentile), signaling a deeper tenant base for multifamily.
Construction patterns skew older locally (average 1975). With a 1996 build, the subject is newer than much of the surrounding stock—typically a plus for leasing and operating competitiveness—though investors should still plan for mid-life system upgrades and selective modernization as part of a value-preservation or value-add strategy.
Within a 3-mile radius, households have grown over the last five years and are projected to expand further through 2028, pointing to a larger tenant base and support for occupancy stability. Median contract rents in the neighborhood sit around the national mid-range, and the rent-to-income profile is below national averages, which can aid lease management and retention versus higher-burden submarkets. Elevated home value-to-income ratios locally suggest a high-cost ownership market in which many households continue to rely on rental housing—supportive of sustained multifamily demand.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhood ranks 265 out of 345 metro neighborhoods on overall crime, below the metro average and below national norms (national percentiles near the lower third). This points to comparatively higher reported crime levels than many areas of the region.
Trend-wise, estimated property offenses have declined year over year, while violent-offense measures remain weaker nationally (low national percentile). Investors often respond with routine security measures, lighting, and resident engagement to support retention and on-site experience. As always, evaluate the latest local data and management practices during diligence.
Nearby employment anchors support renter demand through commute convenience and diversified industries, notably retail HQ, healthcare administration, and auto retail headquarters, which can aid leasing stability.
- Office Depot — retail HQ & corporate services (7.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (10.1 miles)
- AutoNation — auto retail & corporate services (12.4 miles) — HQ
- Siegel Financial Group - Northwestern Mutual — financial services offices (28.8 miles)
- Johnson & Johnson — life sciences corporate offices (29.3 miles)
This 1996 vintage, 96-unit asset is relatively newer than the neighborhood’s 1970s-era baseline, offering a competitive edge over older stock while leaving room for targeted system updates and unit refreshes. Neighborhood-level occupancy is above the metro median, and renter concentration ranks competitively in the Fort Lauderdale area—factors that support demand depth and lease retention. Elevated ownership costs relative to income help sustain reliance on rental housing, while rent-to-income levels trend lower than national averages, aiding pricing resilience and renewal outcomes. According to CRE market data from WDSuite, local amenities (groceries, parks, restaurants) outpace regional peers even as the overall neighborhood score trails the metro median.
Risks to underwrite include neighborhood safety metrics that lag both metro and national benchmarks and amenity gaps in certain categories (e.g., pharmacies, cafes). Still, the combination of an inner-suburban location, diversified nearby employers, steady household growth within a 3-mile radius, and a newer-than-average vintage presents a pragmatic case for long-term cash flow with selective value-add.
- Newer-than-area vintage (1996) supports leasing competitiveness; plan for mid-life system updates
- Neighborhood occupancy above metro median and competitive renter concentration support demand depth
- High-cost ownership market and below-average rent-to-income profile aid retention and pricing power
- Amenity access strong for groceries, parks, and restaurants, bolstering livability
- Risk: safety metrics trail metro and national norms; proactive operations and security recommended