| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 82nd | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 425 SW 4th Ave, Fort Lauderdale, FL, 33315, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1973 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
425 SW 4th Ave Fort Lauderdale Multifamily Value-Add
Positioned in an inner-suburban pocket with strong renter demand drivers, this 1973 asset offers potential to create yield through renovations and leasing execution, according to WDSuite’s CRE market data. Neighborhood occupancy metrics reflect the area, not this property, and point to execution upside for an experienced operator.
The property sits in a Fort Lauderdale inner-suburb that is competitive among the 345 neighborhoods in the metro (neighborhood rank 44), supported by abundant parks and everyday services. Park access stands out at a top national percentile, while dining density is strong; by contrast, grocery and café counts are thinner, suggesting residents rely on a broader trade area for some errands.
For investors evaluating product positioning, the 1973 vintage is older than the neighborhood’s average construction year (1980). That typically calls for targeted capital planning around interiors, building systems, and curb appeal, with the potential to reposition toward current renter preferences and improve rent roll durability.
Neighborhood-level occupancy is below metro norms, indicating leasing competition but also headroom for operators who can differentiate via renovations, service, and pricing strategy. At the same time, the share of housing units that are renter-occupied is substantial at both the neighborhood and the broader 3-mile area, reinforcing depth in the tenant base and supporting multifamily demand.
Within a 3-mile radius, WDSuite data shows recent population growth with a notable increase in households and a trend toward smaller household sizes. Looking ahead, forecasts point to a larger household base and rising incomes by 2028, which supports a broader renter pool and, in turn, occupancy stability for well-positioned assets.
Ownership costs in the neighborhood are elevated relative to income benchmarks, while rent-to-income ratios track in a manageable range. For multifamily investors, this mix typically supports lease retention and pricing power for upgraded units, as renting remains a practical alternative in a high-cost ownership market.
Neighborhood safety indicators trend below both metro and national averages. The area ranks in the lower tier among 345 metro neighborhoods, and national percentiles signal comparatively higher crime exposure versus many U.S. neighborhoods. Recent year-over-year estimates show increases in reported offenses at the neighborhood level.
Investors typically underwrite this context through security improvements, lighting, resident engagement, and coordination with local resources. Property-level measures and active management can help mitigate risk, but underwriting should assume conservative retention and marketing spend consistent with a submarket that trails broader safety benchmarks.
Proximity to major employers underpins renter demand and commute convenience, with concentrations in corporate headquarters, healthcare, logistics, and energy services listed below.
- AutoNation — automotive retail HQ (0.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (15.2 miles)
- Johnson & Johnson — healthcare & consumer products offices (17.4 miles)
- Office Depot — office supplies HQ (19.8 miles) — HQ
- Mosaic — chemicals & agriculture offices (21.1 miles)
This 105-unit, 1973 community presents a straightforward value-add thesis in an inner-suburban Fort Lauderdale location that is competitive within the metro and benefits from strong park and dining access. Neighborhood occupancy trends run soft, but renter concentration and projected growth in households within a 3-mile radius point to a durable tenant base for renovated, well-managed inventory.
According to CRE market data from WDSuite, ownership costs remain elevated relative to incomes, which supports reliance on multifamily housing and can aid pricing power for upgraded units. The older vintage implies near-term capital needs, but it also creates clear levers—interiors, exteriors, and systems—to drive rent roll growth and improve leasing performance versus older, unrenovated comparables.
- Inner-suburban location competitive among 345 metro neighborhoods with strong parks and dining access
- Renter-occupied housing share and 3-mile household growth support tenant base depth
- 1973 vintage enables targeted renovations to lift rents and retention
- Elevated ownership costs reinforce reliance on rentals, aiding pricing for upgraded units
- Risk: neighborhood safety and below-metro occupancy require conservative underwriting and active management