| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 60th | Good |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 NW 16th Ave, Fort Lauderdale, FL, 33309, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1973 |
| Units | 37 |
| Transaction Date | 2013-08-29 |
| Transaction Price | $2,707,500 |
| Buyer | TAMUZ 4100 TWIN LAKES LLC |
| Seller | TLV PROPERTIES LLC |
4100 NW 16th Ave Fort Lauderdale Multifamily Investment
Stabilizing neighborhood fundamentals and steady renter demand suggest durable occupancy for well-managed assets, according to WDSuite’s CRE market data. Investors should focus on operational execution and targeted upgrades to capture retention and modest pricing power.
Located in an Inner Suburb of Fort Lauderdale with a C+ neighborhood rating, the area shows occupancy that is competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods. Neighborhood figures reflect the broader area, not this specific property, and point to demand that has held up relative to metro peers.
Local amenity access skews practical rather than lifestyle-oriented: parks and childcare options score well compared to national peers, while cafes, restaurants, and pharmacies are thinner nearby. This mix supports day-to-day convenience for residents but may limit premium rent capture tied to dining and entertainment adjacency; operators can offset by emphasizing on-site services and resident experience.
Renter-occupied share of housing units is moderate, indicating a viable tenant base for multifamily with room to compete through renovations and service quality. Neighborhood home values are elevated for the region, which tends to reinforce reliance on multifamily; combined with a rent-to-income profile that points to manageable affordability pressure, the backdrop supports retention and stable lease performance.
Within a 3-mile radius, recent trends show relatively flat population but an increase in households, implying smaller household sizes and a broader pool of renters. Forward-looking projections indicate continued household growth, which can expand the tenant base and support occupancy, based on CRE market data from WDSuite.
The asset’s 1973 vintage is slightly older than the area average construction year, suggesting value-add potential through systems upgrades and interior modernization. Thoughtful capital planning can improve competitive positioning against newer stock while supporting rent trade-outs without overextending affordability.
Measured at the neighborhood level (not property-specific), safety indicators track below the metro median among 345 Fort Lauderdale-Pompano Beach-Sunrise neighborhoods and sit below the national middle. Recent trends show property-related incidents improving year over year, while violent incidents have moved higher; investors should underwrite with conservative assumptions and emphasize lighting, access control, and resident engagement to support stability.
As with any urban-suburban location, conditions can vary block to block over time. Monitoring trend direction and coordinating with local resources can help sustain leasing momentum and resident satisfaction.
Nearby corporate offices anchor a diverse employment base that supports renter demand and commuting convenience, including AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Ryder System.
- AutoNation — automotive retail HQ offices (4.1 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (11.3 miles)
- Office Depot — office supplies corporate offices (15.8 miles) — HQ
- Johnson & Johnson — healthcare & pharmaceuticals offices (20.6 miles)
- Ryder System — logistics & transportation corporate offices (25.4 miles) — HQ
This 37-unit asset with large average unit sizes sits in a neighborhood where occupancy has been competitive among Fort Lauderdale-Pompano Beach-Sunrise peers and renter demand remains durable. Elevated ownership costs in the area help sustain reliance on multifamily housing, while rent-to-income dynamics suggest manageable affordability pressure that can support retention and steady collections, based on commercial real estate analysis from WDSuite.
Built in 1973, the property presents a straightforward value-add path: upgrades to interiors and building systems can enhance competitive positioning versus newer stock and capture rent trade-ups without overreaching. Within a 3-mile radius, households have been increasing even as population is roughly flat, pointing to smaller household sizes and a broader renter pool that supports occupancy stability over the medium term.
- Competitive neighborhood occupancy supports stable leasing
- 1973 vintage offers clear value-add and CapEx-driven upside
- Elevated ownership costs reinforce multifamily demand and retention
- 3-mile household growth expands the renter base and supports occupancy
- Risks: thinner dining/retail amenities and mixed safety trends may temper premium pricing