| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 11th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 710 NW 11th Ave, Fort Lauderdale, FL, 33311, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 2013 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $80,000 |
| Buyer | THE HOUSING AUTHORITY |
| Seller | ANN R LEARY TR |
710 NW 11th Ave Fort Lauderdale 22-Unit Multifamily
Based on CRE market data from WDSuite, neighborhood occupancy is above the metro median and the renter-occupied share is elevated, suggesting a deeper tenant base and steadier leasing for this asset. These indicators reflect neighborhood-level conditions around the property, not property-specific performance.
The immediate area functions as an inner-suburb location within the Fort Lauderdale-Pompano Beach-Sunrise metro, offering practical access to daily needs. Grocery availability is strong relative to U.S. neighborhoods (high national percentile), and restaurants are similarly abundant, while cafes and pharmacies are less dense. For investors, this mix supports day-to-day livability and workforce convenience without implying a premium lifestyle hub.
Neighborhood-level occupancy trends sit above the metro median, according to CRE market data from WDSuite, reinforcing demand stability for multifamily. Renter-occupied housing comprises a majority of units locally, indicating a meaningful renter concentration and a broader pool of prospective tenants. The property’s 2013 construction is newer than the neighborhood average vintage, which skews mid-1960s, positioning the asset competitively versus older stock; investors should still plan for routine system upkeep and selective modernization as the building ages.
Demographic statistics aggregated within a 3-mile radius point to recent population and household growth, with forecasts indicating further increases by 2028 and a gradual shift toward smaller household sizes. This trend supports a larger tenant base and sustained demand for rental units. Median household incomes have risen, and contract rents have advanced over the last five years, suggesting capacity for continued renter demand while making lease management and renewals an important focus.
Ownership costs in the neighborhood context are elevated relative to incomes (high national percentile for value-to-income), which can reinforce reliance on multifamily housing and support tenant retention. At the same time, rent-to-income levels imply affordability pressure in parts of the renter pool, so disciplined pricing and amenity positioning can help balance occupancy and rent growth objectives.
Neighborhood safety indicators, as measured against other areas nationwide, trend below national averages. Relative to the Fort Lauderdale-Pompano Beach-Sunrise metro (345 neighborhoods), the area falls below the metro median, indicating higher reported incidents than many peer neighborhoods. Investors should underwrite with prudent operating practices and consider measures that support resident comfort and retention over time.
The surrounding employment base includes corporate offices that draw a diverse workforce, supporting renter demand and commute convenience for residents. Key nearby employers include AutoNation, Tenet Healthcare, Johnson & Johnson, Office Depot, and Ryder System.
- AutoNation — automotive retail HQ (1.1 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (14.1 miles)
- Johnson & Johnson — pharmaceuticals & consumer health (18.0 miles)
- Office Depot — office supplies corporate (18.9 miles) — HQ
- Ryder System — logistics & transportation (23.1 miles) — HQ
710 NW 11th Ave offers a 2013-vintage, 22-unit footprint that is newer than much of the surrounding housing stock, giving it a competitive position versus older properties in this inner-suburb location. Neighborhood-level occupancy runs above the metro median and the renter-occupied share is elevated, pointing to steady leasing fundamentals and a deeper tenant base. According to CRE market data from WDSuite, grocery and restaurant access is strong compared with national norms, while cafes and pharmacies are sparser, indicating practical livability rather than lifestyle-driven premium positioning.
Within a 3-mile radius, recent population and household growth—along with forecasts for additional gains and smaller average household sizes—suggests ongoing renter pool expansion that can support occupancy stability. Ownership remains relatively high-cost versus incomes in the neighborhood context, which can sustain reliance on rentals; however, rent-to-income levels signal affordability pressure for some cohorts. Underwriting that prioritizes operational efficiency, appropriate amenity investments, and measured rent positioning can help balance retention with revenue growth. Safety benchmarks are below national averages, so pragmatic onsite practices and resident engagement should be part of the plan.
- 2013 construction offers competitive positioning versus older neighborhood stock with potential for targeted modernization
- Neighborhood occupancy above metro median and elevated renter concentration support demand depth and leasing stability
- 3-mile demographics indicate growing households and a larger renter base, aiding long-term absorption
- Strong grocery and restaurant access enhances day-to-day livability and retention potential
- Risks: below-average safety metrics and rent-to-income pressure call for careful pricing and resident-focused operations