| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 46th | Fair |
| Amenities | 25th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 850 NW 45th St, Deerfield Beach, FL, 33064, US |
| Region / Metro | Deerfield Beach |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
850 NW 45th St Deerfield Beach Multifamily Investment
Neighborhood occupancy has trended up over the past five years and ownership costs are comparatively high, according to WDSuite’s CRE market data, suggesting durable renter demand in Deerfield Beach. Metrics cited refer to the surrounding neighborhood, not the property.
Located in an inner-suburb setting of Deerfield Beach within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood is rated C- and ranks 294 out of 345 metro neighborhoods. That places it below the metro median on several fundamental scores, yet demand indicators are steady: neighborhood occupancy has risen over five years and the 3-mile area shows expanding households, which supports multifamily absorption and lease-up stability.
Daily conveniences are competitive despite limited specialty amenities. Grocery access ranks in the top quartile nationally, while restaurant density sits above the national median. By contrast, parks, pharmacies, cafes, and childcare options are sparse in the immediate area. For investors, this mix points to functional livability for workforce renters, with fewer lifestyle anchors than higher-amenity submarkets.
Within a 3-mile radius, the population has grown modestly in recent years with a larger increase in households, and forecasts call for additional population and household growth by 2028. This pattern expands the local renter pool and supports occupancy stability. Median incomes in the 3-mile area have risen meaningfully, and the current rent-to-income profile in the neighborhood (near 27%) suggests manageable affordability pressure that can aid retention and reduce turnover risk.
Ownership remains comparatively expensive relative to incomes at the neighborhood level (above the national median for value-to-income), which typically sustains reliance on rental housing and supports pricing power for well-managed assets. Vintage-wise, the property’s 1987 construction is slightly newer than the neighborhood average (1982), offering a competitive edge versus older stock while still warranting targeted modernization to address aging systems—an angle often highlighted in multifamily property research from WDSuite’s market coverage.
Safety outcomes in this neighborhood trail broader benchmarks. Crime ranks 294 out of 345 neighborhoods in the Fort Lauderdale–Pompano Beach–Sunrise metro, indicating weaker safety performance relative to most metro peers. Nationally, current safety percentiles are below average, so security planning and resident experience measures should be part of asset operations.
Recent year-over-year trends show elevated changes in both violent and property offenses at the neighborhood level versus national norms. While conditions can vary block to block, investors should underwrite with conservative assumptions, incorporate site-level mitigation (lighting, access control), and monitor trendlines as part of ongoing risk management.
- Office Depot — retail corporate HQ (8.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (9.1 miles)
- AutoNation — automotive retail corporate HQ (11.4 miles) — HQ
- Johnson & Johnson — healthcare & consumer offices (28.1 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (29.8 miles)
A diversified employment base spanning corporate headquarters and healthcare within commuting distance supports renter demand and retention for workforce-oriented housing in Deerfield Beach. The nearby employers below anchor white-collar and services jobs that can bolster leasing consistency.
This 25-unit, 1987-vintage asset offers a pragmatic balance of demand drivers and value-add potential. Neighborhood occupancy has improved over five years, and within a 3-mile radius households have risen with further growth projected—trends that generally expand the tenant base and support leasing durability. Ownership costs at the neighborhood level are elevated relative to incomes, which tends to sustain rental demand and bolster pricing power for well-run properties. According to CRE market data from WDSuite, rent burdens near 27% indicate manageable affordability pressure that can aid retention.
Relative to older nearby stock (average year 1982), the 1987 vintage provides a modest competitive edge while leaving room for targeted renovations and system updates to lift NOI. Proximity to regional employers supports workforce housing demand, though investors should account for below-median neighborhood safety metrics and a thinner amenity set versus higher-end submarkets.
- Five-year uptick in neighborhood occupancy supports income stability
- 3-mile household growth and forecasts point to renter pool expansion
- Elevated ownership costs reinforce rental demand and pricing power
- 1987 vintage offers value-add/modernization potential versus older stock
- Risks: below-median neighborhood safety and limited lifestyle amenities