| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 80th | Best |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3201 Port Royale Dr S, Fort Lauderdale, FL, 33308, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1989 |
| Units | 68 |
| Transaction Date | 2012-12-18 |
| Transaction Price | $1,173,500 |
| Buyer | PORT ROYALE JV PHASE II LLC |
| Seller | PORT ROYALE JV PHASE II LLC |
3201 Port Royale Dr S Fort Lauderdale Multifamily Investment
Positioned in an inner-suburb pocket with strong retail and service access, the asset benefits from steady renter demand and high homeownership costs in the area, according to WDSuite s CRE market data. Investors can underwrite to location-driven fundamentals while planning targeted upgrades to sharpen competitiveness.
Set within the Fort Lauderdale-Pompano Beach-Sunrise metro, the neighborhood rates A- and ranks 65th of 345 neighborhoods, placing it competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods. Restaurants and daily-needs retail are a clear strength, with neighborhood measures indicating abundant dining, grocery, and pharmacy options nearby, even as park access and cafes are more limited. For residents, this mix supports convenience and helps sustain renter interest.
The local housing stock skews older (average vintage 1972). With a 1989 construction year, this property is newer than the neighborhood norm, which can translate into relative leasing appeal versus older comparables; however, investors should still budget for selective system upgrades and modernization to maintain positioning.
Demographic indicators are aggregated within a 3-mile radius and point to moderate population growth and a rising household count, expanding the prospective tenant base. The 3-mile area shows a meaningful renter-occupied share (near two-fifths of housing units), which supports depth of demand for multifamily product and can aid occupancy stability over the hold.
On pricing dynamics, elevated home values in the neighborhood context tend to reinforce reliance on rental housing, while neighborhood rents are in the upper tier for the metro. Lease management should consider rent-to-income balance for retention, but the high-cost ownership market can support steady renter demand for well-maintained units.
Safety indicators are mixed and should be underwritten with care. Based on neighborhood rankings, crime levels sit below the metro median among 345 Fort Lauderdale-Pompano Beach-Sunrise neighborhoods and track below the national middle by percentile. Recent year-over-year readings suggest an uptick in both property and violent offenses at the neighborhood level. Investors may wish to incorporate added security measures and emphasize on-site management and lighting in capital plans.
Proximity to major corporate employers supports leasing durability, with a strong base in autos, healthcare, and corporate services that aligns with workforce housing demand.
- AutoNation corporate offices (6.7 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare administration (12.8 miles)
- Office Depot corporate offices (13.4 miles) HQ
- Johnson & Johnson corporate offices (24.3 miles)
- Mosaic corporate offices (27.5 miles)
3201 Port Royale Dr S is a 68-unit, 1989-vintage asset positioned in a competitive Fort Lauderdale inner-suburb location. Neighborhood metrics highlight strong access to restaurants, groceries, and pharmacies, supporting renter convenience and demand. Within a 3-mile radius, population growth and an increase in households point to a larger tenant base over time, while elevated ownership costs in the area tend to sustain reliance on multifamily rentals. According to CRE market data from WDSuite, neighborhood rents skew higher for the metro, reinforcing the need for thoughtful pricing and retention strategies.
The property s newer-than-neighborhood vintage offers a relative edge versus older stock, with a clear path for value-add through targeted interior updates and asset preservation (systems, common areas) to capture rent premiums. Key underwriting considerations include neighborhood safety readings that lag regional and national benchmarks and neighborhood-level occupancy softness, both of which can be mitigated with hands-on operations and amenity/programming tailored to renter expectations.
- Competitive inner-suburb location with strong daily-needs access that supports leasing stability
- 1989 vintage is newer than the neighborhood average, enabling value-add and modernization upside
- 3-mile demographics indicate population and household growth, expanding the renter pool
- Elevated home values locally reinforce renter reliance on multifamily housing, supporting demand
- Risks: neighborhood safety metrics below metro median and softer neighborhood occupancy require active management