| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 37th | Poor |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 407 NW 1st Ter, Deerfield Beach, FL, 33441, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | 1983-07-01 |
| Transaction Price | $2,808,193 |
| Buyer | AVAILABLE NOT |
| Seller | AVAILABLE NOT |
407 NW 1st Ter Deerfield Beach 2008 Multifamily Investment
2008 construction positions the asset competitively versus older neighborhood stock, with a renter-occupied housing share in the surrounding neighborhood that supports demand stability, according to WDSuite’s CRE market data.
Located in Deerfield Beach’s Inner Suburb, the neighborhood sits below the metro median overall (ranked 274 among 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods), but it offers practical drivers for multifamily demand: a renter-occupied share around half of local housing units and an occupancy trend that has improved over the past five years. These metrics are measured for the neighborhood, not the property.
Livability signals are mixed. Parks and pharmacies index in the top quintile nationally, and childcare access is strong, while cafes and grocery options are limited within the immediate neighborhood. This mix points to everyday convenience for residents but suggests some reliance on short drives for certain retail categories.
Home values benchmark below national medians in this neighborhood context, which can make ownership relatively more accessible compared with higher-cost South Florida submarkets. For investors, that backdrop may introduce some competition with for-sale housing, though continued renter demand and household growth can sustain leasing velocity. Rent-to-income readings indicate affordability pressure at the neighborhood level, so asset management should emphasize retention and renewal discipline rather than purely pushing rents.
Within a 3-mile radius, population and households have grown and are projected to continue expanding through 2028, with rising household incomes. This supports a larger tenant base over time and can help stabilize occupancy even as the tenure mix remains owner-leaning in the broader radius. These forward-looking signals are based on CRE market data from WDSuite.
Safety indicators for the neighborhood are mixed. Relative to neighborhoods nationwide, the area scores below average on safety (around the lower half nationally) and sits below the metro median among 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods. Investors should underwrite to daytime and nighttime patterns rather than block-level assumptions.
Recent trends show a notable year‑over‑year decline in property offenses, while violent offense measures increased over the same period. Together, these signals call for pragmatic security planning and resident-engagement strategies, with periodic rechecks as local conditions evolve.
Proximity to major employers underpins renter demand through commute convenience, led by corporate and healthcare anchors noted below.
- Office Depot — office supplies corporate (5.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (10.9 miles)
- AutoNation — automotive retail corporate (14.2 miles) — HQ
- Siegel Financial Group - Northwestern Mutual — financial services (26.9 miles)
- Sysco Southeast Florida — foodservice distribution (30.6 miles)
Built in 2008, the property offers a newer vintage versus the neighborhood’s predominantly 1980s stock, supporting competitive positioning with potential to capture tenants seeking modern layouts while allowing for targeted value-add or systems updates as the asset matures. Neighborhood occupancy has trended up in recent years and the local renter-occupied share is substantial, pointing to a durable tenant base.
Within a 3-mile radius, population and household growth—alongside rising incomes—suggest a widening renter pool and demand support over the next five years. At the same time, neighborhood-level affordability pressure and limited walkable grocery/cafe options argue for disciplined lease management and amenity programming. According to CRE market data from WDSuite, these dynamics are broadly consistent with Inner Suburb submarkets across the metro.
- 2008 vintage competes well against older neighborhood stock with selective value‑add potential
- Neighborhood renter concentration and improving occupancy support leasing stability
- 3-mile growth in households and incomes expands the tenant base and aids retention
- Corporate employers within commuting distance reinforce workforce housing demand
- Risks: neighborhood affordability pressure, safety variability, and limited nearby grocery/cafe options