| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 11th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 712 NW 10th Ave, Fort Lauderdale, FL, 33311, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 2011 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
712 NW 10th Ave, Fort Lauderdale Multifamily Investment
2011-vintage, 28-unit asset positioned in a renter-heavy neighborhood, with occupancy stability supported by local fundamentals according to WDSuite’s CRE market data.
Located in Fort Lauderdale’s inner-suburban fabric, the property benefits from neighborhood conditions that generally support workforce leasing. Neighborhood occupancy is competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods (ranked 137 out of 345) and trends above the national median, indicating steady lease-up potential rather than volatility.
Tenant depth is reinforced by a high share of renter-occupied housing at the neighborhood level (52.4%, top decile nationally), which points to a larger renter pool and demand resilience for multifamily. At the same time, the local rent-to-income ratio trends on the higher side, which suggests affordability pressure and the need for active lease management to support retention.
Amenity access skews practical: grocery availability is strong relative to peers (about the 90th percentile nationally) and park access is also comparatively strong (roughly the 85th percentile), while cafes and pharmacies are limited in the immediate neighborhood. Restaurant density trends above most U.S. neighborhoods, providing everyday conveniences for residents.
Within a 3-mile radius, population and household counts have expanded and are projected to continue growing over the next five years, indicating a larger tenant base and ongoing renter pool expansion. Median incomes in the 3-mile area also trend higher than the immediate neighborhood, which can help support rent levels, though pricing should remain calibrated to sustain occupancy.
The average neighborhood construction year skews older (mid-1960s). With a 2011 delivery, the asset is comparatively newer than much of the surrounding stock, supporting competitive positioning versus older properties; investors should still budget for system updates typical of a more than decade-old building. These dynamics align with a straightforward commercial real estate analysis of location fundamentals and relative asset quality.
Safety trends in the immediate neighborhood trail both metro and national norms. The neighborhood’s crime ranking sits in the lower tier of the metro (318 out of 345 neighborhoods), and national positioning is below average, indicating elevated incident rates relative to many U.S. neighborhoods. Investors should underwrite with appropriate operating practices, security measures, and insurance assumptions, while noting that conditions can vary block to block and over time.
Proximity to established corporate employers underpins renter demand and commute convenience for a workforce tenant base. Nearby anchors include AutoNation, Tenet Healthcare, Johnson & Johnson, Office Depot, and Mosaic.
- AutoNation — corporate offices (1.1 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (14.1 miles)
- Johnson & Johnson — healthcare & consumer products offices (18.1 miles)
- Office Depot — corporate offices (18.9 miles) — HQ
- Mosaic — corporate offices (22.2 miles)
This 2011-built, 28-unit property is positioned to compete against an older neighborhood stock that averages the mid-1960s, offering relative appeal for residents seeking newer systems and finishes. Neighborhood occupancy trends are competitive within the Fort Lauderdale-Pompano Beach-Sunrise metro and above national medians, supporting expectations for steady leasing. Based on CRE market data from WDSuite, the surrounding neighborhood also shows a high share of renter-occupied units, indicating depth in the tenant base.
Within a 3-mile radius, past and projected increases in population and households point to ongoing renter pool expansion, while stronger area incomes can help support rent levels. Investors should balance these strengths against elevated local rent-to-income ratios and below-average safety rankings by planning for prudent lease management, security measures, and expense reserves typical for urban inner-suburban assets.
- 2011 vintage offers competitive positioning versus older neighborhood stock
- Neighborhood occupancy is competitive locally and above national medians
- High neighborhood renter concentration supports tenant demand depth
- 3-mile demographic growth signals continued renter pool expansion
- Risks: affordability pressure and below-average safety require active management