| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 46th | Fair |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4300 Crystal Lake Dr, Deerfield Beach, FL, 33064, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1982 |
| Units | 22 |
| Transaction Date | 2004-01-09 |
| Transaction Price | $975,000 |
| Buyer | 4300 CRYSTAL LAKE LLC |
| Seller | FENWAY LLC |
4300 Crystal Lake Dr Deerfield Beach Multifamily Investment
Neighborhood fundamentals point to steady renter demand and practical affordability, according to WDSuite’s CRE market data, with occupancy improving over the past five years and household growth expected to expand the local renter pool.
This Inner Suburb location in Deerfield Beach offers everyday convenience supported by solid retail access. Grocery availability ranks strong among metro peers (high national percentile), while restaurants are competitive; cafes, parks, childcare, and pharmacies are limited in the immediate neighborhood, which may modestly affect lifestyle appeal versus amenity-rich Fort Lauderdale areas. The neighborhood rating is C- (ranked 294 of 345 metro neighborhoods), reinforcing a value-oriented positioning for workforce renters.
Occupancy in the neighborhood is reported at 89.1% and has trended upward over the last five years, suggesting a stabilizing backdrop for leasing. Within a 3-mile radius, approximately 38% of housing units are renter-occupied, providing a meaningful tenant base for small multifamily. Median contract rents in the neighborhood sit in a higher national percentile, while the rent-to-income ratio is comparatively manageable, which can aid retention even if it tempers near-term pricing power.
Demographic statistics aggregated within a 3-mile radius indicate modest recent population growth with a larger increase in households and families, pointing to smaller household sizes and incremental demand for rental units. Forecasts show additional population growth and a substantial increase in households by 2028, supporting a broader tenant pipeline and occupancy stability. Median home values are elevated for the area with a higher value-to-income ratio, which can sustain reliance on multifamily rentals by households not pursuing ownership.
Based on multifamily property research from WDSuite, the submarket’s grocery access and restaurant density compare favorably to many nearby neighborhoods, while the limited park and cafe presence signals fewer lifestyle amenities. For investors, this mix supports workforce housing demand with room for targeted property-level improvements to enhance competitiveness.
Safety indicators are weaker than both metro and national medians, with the neighborhood ranking 294 out of 345 metro neighborhoods and national percentiles around the mid-20s for overall and violent offenses. In practical terms, this places the area below metro average for safety and outside the top quartile nationally. Property offenses have shown a recent year-over-year increase, warranting attention to lighting, access control, and partnership with local patrols as part of risk management.
Investors should frame safety as a manageable operational variable: proactive site-level measures and resident engagement can help mitigate incidents, while underwriting should incorporate realistic assumptions for security-related expenses and potential insurance impacts relative to lower-crime submarkets.
The property is positioned within commuting distance of regional corporate employers that support a broad workforce tenant base, including Office Depot, Tenet Healthcare, AutoNation, Johnson & Johnson, and Siegel Financial Group. Proximity to these nodes can underpin leasing stability and reduce turnover risk for residents with nearby employment.
- Office Depot — retail corporate HQ (8.5 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (8.5 miles)
- AutoNation — automotive retail corporate HQ (11.2 miles) — HQ
- Johnson & Johnson — healthcare products offices (27.8 miles)
- Siegel Financial Group - Northwestern Mutual — financial services offices (30.0 miles)
4300 Crystal Lake Dr is a 22-unit 1982-vintage asset that aligns with workforce housing demand in Deerfield Beach. Neighborhood occupancy is in the high 80s and trending up, while within a 3-mile radius household counts are rising and are projected to grow further by 2028, enlarging the renter pool and supporting leasing durability. Elevated local home values relative to incomes reinforce reliance on rental options, and a comparatively manageable rent-to-income ratio supports retention even if it moderates near-term pricing power.
The 1982 construction year suggests planning for selective capital improvements and value-add scope—mechanicals, exteriors, and unit finishes—to sharpen competitive positioning versus newer stock. According to CRE market data from WDSuite, grocery access is strong and restaurants are competitive locally, helping offset thinner park and cafe coverage. Key underwriting considerations include below-median safety metrics and modest neighborhood amenity depth, balanced by household growth and proximity to diversified employment nodes.
- Workforce demand with rising households in a 3-mile radius supports occupancy stability
- 1982 vintage offers targeted value-add and capex planning to enhance competitiveness
- Elevated home values versus incomes sustain renter reliance; rent-to-income appears manageable for retention
- Risks: below-median safety metrics and limited nearby lifestyle amenities warrant conservative underwriting