| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 76th | Best |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 50 SE 12th St, Fort Lauderdale, FL, 33316, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2025-10-20 |
| Transaction Price | $3,840,100 |
| Buyer | 50 SE 12TH STREET LLC |
| Seller | 50 SE 12TH STREET LLC |
50 SE 12th St Fort Lauderdale Multifamily Investment
Neighborhood data points to a deep renter base and steady leasing prospects, according to WDSuite s CRE market data, though occupancy at the neighborhood level can run softer than metro leaders. Elevated ownership costs nearby help sustain rental demand and support retention.
Positioned in Fort Lauderdale s inner-suburb fabric, the property benefits from strong day-to-day convenience: the neighborhood ranks competitively on amenities within the metro (top 96th of 345 for overall amenity mix), with dense restaurant and pharmacy coverage. Caf e9 and grocery density test well above national norms, supporting livability that can aid leasing and renewals.
Renter demand is a core strength. The share of housing units that are renter-occupied is among the highest in the metro (ranked 9 out of 345), indicating a deep tenant pool. At the same time, neighborhood occupancy levels have trailed metro leaders (ranked 278 out of 345 and in the lower national quartiles), which suggests operators should emphasize marketing and renewal management to maintain stability.
Within a 3-mile radius, demographics indicate population growth and a larger household base over the last five years, with forecasts pointing to continued increases by 2028. Smaller average household sizes are expected, which can broaden demand for studios and one-bedrooms, supporting absorption and occupancy stability for modest unit footprints.
Home values in the surrounding neighborhood sit in higher national percentiles, while the neighborhood s rent-to-income ratio trends on the lower side nationally. For investors, this combination often supports pricing power without outsized retention risk, as a high-cost ownership market tends to sustain reliance on multifamily rentals.
Vintage is an important consideration: constructed in 1973 versus a neighborhood average from the early 1980s, the asset is older than nearby stock. That profile typically warrants capital planning for systems and common areas, while also creating potential value-add upside through targeted renovations and operational improvements.
Neighborhood safety indicators track weaker than both metro and national benchmarks, with crime ranking in the lower tier among 345 metro neighborhoods and national safety percentiles also on the lower side. This context argues for standard security best practices and attentive property management to support tenant satisfaction and retention.
Investors should evaluate recent trendlines and on-the-ground measures rather than block-level conclusions. Comparative positioning can still be workable when paired with durable renter demand and competitive amenities, especially for well-managed, value-add multifamily assets.
The immediate area draws from a diversified employment base that supports renter demand and commute convenience, led by corporate offices in auto retail, healthcare administration, consumer goods, and business services.
- AutoNation auto retail HQ (0.9 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare administration (16.0 miles)
- Johnson & Johnson consumer health & pharmaceuticals offices (17.0 miles)
- Mosaic agriculture & materials offices (20.4 miles)
- Office Depot business services HQ (20.5 miles) HQ
The investment case centers on a deep renter pool, competitive amenity access, and an ownership landscape that tends to reinforce reliance on rentals. Based on commercial real estate analysis from WDSuite, the neighborhood s renter-occupied share is among the highest in the metro, while home values sit in higher national percentiles, supporting demand for multifamily housing and providing room for disciplined rent growth strategies without outsized retention risk. Neighborhood occupancy has trailed metro leaders, so asset-level execution on marketing, renewals, and tenant experience remains important.
Built in 1973, the property is older than the neighborhood s average vintage from the early 1980s, which points to capital planning needs but also value-add potential through unit and common-area upgrades. Demographic trends within a 3-mile radius show expanding households and smaller household sizes over time, which can support demand depth for smaller floor plans and bolster occupancy stability.
- Deep renter base in the metro supports tenant demand and leasing velocity
- Amenity-rich neighborhood enhances livability and renewal prospects
- Older 1973 vintage offers value-add and repositioning opportunities
- Higher ownership costs nearby help sustain multifamily demand and pricing power
- Risk: Neighborhood occupancy ranks below metro leaders; execution on marketing and renewals is critical