| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 46th | Fair |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4255 Crystal Lake Dr, Deerfield Beach, FL, 33064, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1983 |
| Units | 28 |
| Transaction Date | 2012-03-07 |
| Transaction Price | $2,240,000 |
| Buyer | 4255 CRYSTAL LAKE LLC |
| Seller | FENWAY LLC |
4255 Crystal Lake Dr Deerfield Beach Multifamily Investment
Steady neighborhood occupancy and a broad renter base support income durability, according to WDSuite s CRE market data. Positioned in an inner-suburban Broward County location, the asset benefits from strong grocery and dining access that underpins day-to-day renter convenience.
This Deerfield Beach inner-suburb shows renter demand supported by everyday amenities: grocery access tracks well above national norms while restaurant density is also comparatively strong. By contrast, cafes, parks, and childcare options are limited within the neighborhood, which places overall amenities below the metro median among 345 Fort Lauderdale Pompano Beach Sunrise neighborhoods.
Rents in the neighborhood benchmark above national levels, while rent-to-income metrics indicate relatively manageable affordability pressure for tenants. Home values sit in a higher national percentile, signaling a high-cost ownership market in which elevated purchase prices can sustain reliance on multifamily rentals and support lease retention.
Unit tenure patterns point to a meaningful share of renter-occupied housing, suggesting depth in the local tenant base. Neighborhood occupancy has improved over the past five years; while not top-tier nationally, the trajectory supports stability for well-managed properties. These dynamics align with investor priorities around consistent leasing and moderate pricing power.
Within a 3-mile radius, demographics indicate essentially flat population recently but growth in households and families, alongside gradually smaller average household sizes. Forward projections to 2028 call for additional population and household growth, which implies a larger renter pool and supports occupancy stability. Household income measures in the 3-mile area have risen, reinforcing the ability to absorb rent increases where value is delivered.
Relative to other neighborhoods in the Fort Lauderdale Pompano Beach Sunrise metro (345 neighborhoods total), safety metrics are below the metro average and track in the lower national percentiles. Recent estimates indicate year-over-year increases in both property and violent offense rates, so investors should underwrite with prudent security, lighting, and resident engagement measures, and monitor trendlines over time.
Nearby employment centers span healthcare, office supplies, auto retail headquarters, pharmaceuticals, and financial services, providing diverse commute options that can support renter demand and retention.
- Tenet Healthcare Corporation, Florida Region — healthcare services (8.5 miles)
- Office Depot — office supplies (8.5 miles) — HQ
- AutoNation — auto retail (11.2 miles) — HQ
- Johnson & Johnson — pharmaceuticals & medical devices (27.7 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (30.1 miles)
The property s Deerfield Beach location offers everyday convenience with strong grocery and dining access while ownership costs in the area remain elevated, supporting sustained renter reliance on multifamily housing. Neighborhood occupancy has trended upward over the past five years and rent-to-income ratios indicate manageable affordability pressure, which can aid tenant retention and leasing stability, based on CRE market data from WDSuite.
Household and family growth within a 3-mile radius, coupled with income gains and projected population expansion through 2028, point to a gradually expanding renter pool. While amenity gaps and below-average safety percentiles warrant conservative underwriting and active property management, the combination of diverse nearby employment and supportive tenure patterns underpins a steady, income-focused thesis.
- Upward neighborhood occupancy trend supports income durability
- Elevated ownership costs reinforce reliance on rentals and lease retention
- Growing households and incomes within 3 miles expand the renter base
- Diverse nearby employers provide commute convenience and demand breadth
- Risks: below-metro safety metrics and amenity gaps require proactive management