| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 37th | Poor |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Lock Rd, Deerfield Beach, FL, 33442, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1984 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
400 Lock Rd Deerfield Beach Multifamily, 1984 Vintage
Neighborhood renter demand appears resilient, with renter-occupied housing slightly above half and occupancy stabilizing at the neighborhood level, according to WDSuite’s CRE market data. The takeaway for investors is steady tenant depth supported by nearby employment and population growth within a 3-mile radius.
This Inner Suburb location in Deerfield Beach sits within the Fort Lauderdale–Pompano Beach–Sunrise metro, offering everyday conveniences and access to regional job hubs. Neighborhood amenities index near the national middle, but parks and pharmacies test strong (both in the 80s by national percentile), and childcare density is a relative standout (around the 90th percentile). Restaurants track near national average, while cafes and grocery density are thinner, suggesting residents rely on a broader trade area for some errands.
At the neighborhood level, occupancy trends have improved over the past five years, though the current rate sits below the metro median. By contrast, renter concentration remains high: roughly half of housing units are renter-occupied and this share ranks within the top fifth among 345 metro neighborhoods. For investors, that mix points to a sizable tenant base that helps leasing and renewal activity even as availability ebbs and flows.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with projections indicating further expansion in both households and incomes. That growth supports a larger tenant base and can aid occupancy stability and pricing power for well-positioned assets.
Ownership costs locally sit below national midpoints, which can introduce some competition from for-sale options. Even so, elevated neighborhood rent-to-income ratios signal affordability pressure that may temper near-term rent pushes. Investors should balance renewal strategies and unit positioning to sustain retention while capturing demand from growing household counts.
Safety indicators for the immediate neighborhood are mixed compared with both metro peers and national norms. Within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood’s crime rank is 199 out of 345, indicating it trails the metro median on safety. Nationally, overall safety sits below the middle of the pack, with violent and property offense measures also tracking below national midpoints.
Recent momentum is constructive: estimated property offense rates improved year over year and rank in the stronger tier for improvement nationally. For investors, the practical takeaway is to underwrite security and lighting enhancements as part of common-area planning while recognizing a positive trend that can support resident retention.
Nearby corporate offices anchor a diverse employment base that supports workforce housing demand and practical commute times for residents, including Office Depot, Tenet Healthcare, AutoNation, Siegel Financial Group (Northwestern Mutual), and Sysco Southeast Florida.
- Office Depot — office supplies corporate (5.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (9.7 miles)
- AutoNation — automotive retail corporate (14.0 miles) — HQ
- Siegel Financial Group - Northwestern Mutual — financial services (27.1 miles)
- Sysco Southeast Florida — foodservice distribution (30.8 miles)
The 120-unit asset at 400 Lock Rd offers scale in Deerfield Beach with neighborhood fundamentals that point to sustained renter demand. Renter-occupied housing accounts for just over half of neighborhood units and ranks in the top fifth among 345 metro neighborhoods, supporting a deeper tenant base and steadier leasing. Demographic data aggregated within a 3-mile radius show population and household growth with rising incomes, while neighborhood occupancy has trended upward, according to CRE market data from WDSuite.
Built in 1984, the property may benefit from targeted capital plans that modernize interiors and systems to stay competitive against newer stock. While ownership remains relatively accessible in this part of Broward County, rent-to-income levels suggest measured affordability pressure—favoring a focus on renewal management, unit mix strategy, and amenity priorities that strengthen retention.
- Established renter base with top-fifth renter concentration among 345 metro neighborhoods supports demand depth.
- Upward neighborhood occupancy trend and growing 3-mile household counts aid leasing stability.
- 1984 vintage allows value-add through selective renovations and systems upgrades.
- Access to regional employers underpins workforce housing appeal and renewal potential.
- Risks: below-median metro safety ranking and rent-to-income pressure warrant cautious rent growth underwriting and resident experience investments.