| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 46th | Fair |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3815 SW 16th St, Fort Lauderdale, FL, 33312, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1972 |
| Units | 26 |
| Transaction Date | 1984-02-01 |
| Transaction Price | $376,071 |
| Buyer | 3815 SW 16TH STREET I LLC |
| Seller | EDENVALE SOUTH INC |
3815 SW 16th St Fort Lauderdale 26-Unit Multifamily
Neighborhood occupancy is in the top quartile among 345 metro neighborhoods, suggesting steadier leasing conditions, while elevated for-sale values reinforce renter reliance according to WDSuite’s CRE market data.
Located in an Inner Suburb pocket of Fort Lauderdale, the property benefits from a resident base that skews more ownership-oriented at the neighborhood level (lower renter concentration), which can translate to steadier tenancy but a more selective leasing funnel for multifamily operators. At the broader 3‑mile radius, the renter share is higher, expanding the potential tenant base for a 26‑unit asset.
Neighborhood occupancy ranks 80th out of 345 metro neighborhoods (top quartile), indicating strong housing utilization and supporting rent collections stability relative to much of the metro. Median contract rents and household incomes trend above national medians, pointing to a tenant profile with capacity to support market-level rents while keeping an eye on affordability management for retention.
Amenities skew practical: grocery, parks, and pharmacies index around the upper tier nationally (roughly 78th–81st percentiles), with restaurants above average and cafe density comparatively thin. Average school ratings sit modestly above the national median, which can aid family-oriented leasing without being a primary demand driver.
Within a 3‑mile radius, demographics show a largely stable population with growth projected over the next five years and a meaningful increase in households, implying a larger renter pool and support for occupancy stability. Elevated home values relative to incomes at the neighborhood level place the area in a higher-cost ownership market, which tends to sustain multifamily demand and can aid lease retention.
Safety indicators suggest the neighborhood tracks below national safety benchmarks overall, with crime levels higher than many parts of the Fort Lauderdale metro (ranked 319th of 345). Nationally, the area sits in lower safety percentiles, so investors should underwrite prudent security measures and loss assumptions.
Recent year-over-year estimates indicate an uptick in both property and violent offense rates. While these data points can be volatile at the neighborhood scale, they warrant conservative operating assumptions and attention to site-level lighting, access control, and partnership with local community programs to support resident experience.
Proximity to a diverse employment base supports workforce housing demand and commute convenience, led by corporate offices in autos, healthcare, logistics, and industrials: AutoNation, Tenet Healthcare Corporation (Florida Region), Johnson & Johnson, Ryder System, and Mosaic.
- AutoNation — automotive retail HQ (3.7 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (14.8 miles)
- Johnson & Johnson — healthcare/pharma offices (14.9 miles)
- Ryder System — logistics & transportation (19.8 miles) — HQ
- Mosaic — chemicals & fertilizers (20.5 miles)
This 26‑unit asset offers exposure to an Inner Suburb location with neighborhood occupancy in the top quartile among 345 metro neighborhoods, an ownership‑leaning housing mix nearby, and a broader 3‑mile area that shows household growth and a larger renter pool. Elevated home values relative to incomes in the neighborhood context tend to sustain rental demand and support retention strategies.
Built in 1972, the property is slightly newer than the area’s average vintage, positioning it competitively against older stock while still presenting potential value‑add through system updates and common‑area refreshes. According to CRE market data from WDSuite, local rents and incomes sit above national medians, reinforcing the case for stable collections while warranting attention to affordability pressure and security line items in underwriting.
- Top‑quartile neighborhood occupancy among 345 metro areas supports leasing stability
- Elevated ownership costs locally reinforce reliance on multifamily housing and tenant retention
- 1972 vintage offers value‑add potential via targeted renovations versus older competing stock
- Diverse employment access (autos, healthcare, logistics, industrials) supports workforce demand
- Risks: below‑median safety indicators and affordability pressure call for conservative ops planning