| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 37th | Poor |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 Lock Rd, Deerfield Beach, FL, 33442, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1981 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
401 Lock Rd Deerfield Beach Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and rising household counts within 3 miles, according to WDSuite’s CRE market data. Investors should view this as a steady, workforce-oriented location where lease-up and retention hinge on thoughtful pricing and finishes.
This Inner Suburb location in Deerfield Beach offers practical livability drivers for workforce tenants. Neighborhood-level renter-occupied housing stands near the majority at 51.1%, placing the area in the top quartile among 345 metro neighborhoods and signaling a deeper tenant base for multifamily. Neighborhood occupancy is mid-range but has improved over the past five years, a constructive trend for income stability based on WDSuite’s CRE market data.
Amenity access is mixed. Parks and pharmacies index in the top quartile nationally, while cafés and groceries are relatively sparse locally; restaurants sit closer to the middle of the pack. For investors, this blend suggests a resident profile that values convenience and outdoor space, with some reliance on short drives for daily needs.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, pointing to a larger tenant base ahead. This growth profile supports ongoing demand for rental units and can help sustain occupancy, particularly for well-managed, appropriately positioned assets.
Ownership costs in the immediate neighborhood are comparatively accessible relative to higher-cost South Florida submarkets, which can introduce some competition from entry-level ownership. Even so, the strong renter concentration at the neighborhood level and steady rent growth history indicate durable demand; operators should emphasize value, convenience, and service to reinforce lease retention.
Safety indicators are mixed relative to national and metro benchmarks. Overall crime levels trend below the national median safety profile, while local conditions are mid-pack within the Fort Lauderdale–Pompano Beach–Sunrise metro. Investors should evaluate property-level controls (lighting, access, and visibility) and resident services as part of underwriting and operational planning.
Recent trends are noteworthy: estimated property offenses declined meaningfully year over year, while estimated violent offenses ticked up. The decline in property offenses is a constructive signal for asset protection and resident experience, but the violent-offense uptick warrants continued monitoring, engagement with local resources, and proactive on-site security measures.
Nearby employers span corporate services, healthcare, and distribution, supporting a diverse workforce and practical commute times for renters. The list below focuses on organizations most likely to influence leasing stability in this submarket: Office Depot, Tenet Healthcare, AutoNation, Sysco Southeast Florida, and Johnson & Johnson.
- Office Depot — office supplies corporate (5.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (9.6 miles)
- AutoNation — automotive retail corporate (14.0 miles) — HQ
- Sysco Southeast Florida — foodservice distribution (30.7 miles)
- Johnson & Johnson — pharmaceuticals & consumer health offices (30.8 miles)
This 92-unit asset sits in a renter-heavy Deerfield Beach neighborhood where the share of renter-occupied housing is in the top quartile among 345 metro neighborhoods. Neighborhood occupancy has improved over the past five years, and within a 3-mile radius both population and households have expanded with additional growth projected, supporting a larger tenant base and helping sustain occupancy. According to CRE market data from WDSuite, amenity access favors parks and pharmacies (top quartile nationally), while cafés and groceries are thinner—positioning the asset for residents who accept short drives for daily needs.
From an income strategy perspective, the area’s rent-to-income dynamics suggest some affordability pressure, so measured rent setting and renewal management are important for retention. Home values are relatively accessible compared with higher-cost South Florida pockets, which can create competition from ownership; however, the strong neighborhood renter concentration and employer base within a reasonable commute underpin steady multifamily demand.
- Renter-occupied share in the top quartile among 345 metro neighborhoods supports a deeper tenant base.
- Neighborhood occupancy has trended upward, aiding income stability when paired with capable operations.
- 3-mile population and household growth expand the renter pool, supporting lease-up and retention.
- Proximity to diverse employers (corporate, healthcare, distribution) underpins steady workforce housing demand.
- Key risks: affordability pressure (rent-to-income) and thinner daily-needs retail nearby; align pricing and resident services accordingly.