| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 44th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 SW 15th Ave, Fort Lauderdale, FL, 33312, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 1974 |
| Units | 48 |
| Transaction Date | 2022-10-20 |
| Transaction Price | $9,750,000 |
| Buyer | INBAR 2 LLC |
| Seller | JO-AL INC |
801 SW 15th Ave Fort Lauderdale Multifamily Investment
Positioned in an inner-suburban pocket of Fort Lauderdale, the asset benefits from a deep renter base and a high-cost ownership market, according to WDSuite’s CRE market data. Expect steady demand supported by proximity to major employers and neighborhood amenities, with pricing power moderated by local occupancy dynamics.
This inner-suburban neighborhood rates C+ and is above the metro median for overall livability when compared with 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods. Grocery and park access are strengths (both in the top quartile nationally), while cafes and pharmacies are limited, shaping a convenience profile that appeals more to everyday needs than lifestyle retail. These dynamics support workforce housing demand rather than luxury positioning.
On housing fundamentals, neighborhood rent levels sit above national norms (upper-quartile nationally), but occupancy is weaker relative to peers, signaling a need for disciplined lease management. The share of housing units that are renter-occupied is about 44%, indicating a meaningful but balanced renter concentration that can underpin demand without overdependence on transient tenancy.
Within a 3-mile radius, demographics point to a larger tenant base: population and household counts have grown over the past five years, and forecasts indicate additional population growth and more households by 2028. The projected reduction in average household size suggests more households entering the market, which typically supports multifamily demand and helps stabilize occupancy over time.
Ownership remains high-cost relative to incomes in this area (top decile nationally by value-to-income measures). In investor terms, elevated home values tend to sustain renter reliance on multifamily housing, supporting retention and absorption. At the same time, rent-to-income ratios imply some affordability pressure; operators should emphasize renewal strategies and amenity-value alignment to manage turnover risk. These observations are based on commercial real estate analysis from WDSuite.
Safety indicators are below metro average for this neighborhood: crime ranks in the lower tier among 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods and sits below the national median (national percentiles are in the low 20s). Recent year-over-year readings show increases in both property and violent offenses, underscoring the importance of security-minded operations and resident communication.
For investors, the takeaway is risk management rather than alarm: comparative safety tends to vary block-to-block across inner-suburban locations, and well-run multifamily assets often mitigate concerns through lighting, access controls, and partnership with local resources.
The area draws from a diversified employment base that supports commuter convenience and leasing depth, led by corporate offices in autos, healthcare, consumer products, and logistics: AutoNation, Tenet Healthcare (Florida Region), Johnson & Johnson, Office Depot, and Ryder System.
- AutoNation — automotive retail HQ (1.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (15.1 miles)
- Johnson & Johnson — consumer health & pharma offices (16.6 miles)
- Office Depot — office supplies HQ (20.3 miles) — HQ
- Ryder System — logistics & fleet management HQ (21.8 miles) — HQ
Built in 1974, the property is newer than the neighborhood’s average vintage, offering a competitive edge versus older stock while still presenting modernization opportunities typical of mid-70s construction. The location benefits from strong everyday amenities and proximity to major employers, which together support a stable renter pool and leasing velocity. Elevated ownership costs in the area reinforce multifamily demand, though local occupancy trends suggest operators should prioritize renewal and targeted value-add to sustain performance.
Based on CRE market data from WDSuite, neighborhood rent positioning is favorable relative to national norms, while rent-to-income levels call for thoughtful pricing and resident retention strategies. Demographic growth within a 3-mile radius—paired with a meaningful renter-occupied share—supports long-run demand, but investors should plan for security-minded operations and capital to refresh systems and interiors as needed.
- 1974 vintage offers competitive positioning versus older local stock with clear modernization/value-add pathways
- Employment access to corporate anchors supports leasing depth and retention
- Elevated ownership costs sustain renter reliance, aiding occupancy durability
- Demographic expansion within 3 miles points to a larger tenant base over the forecast period
- Risks: comparatively weaker neighborhood safety and softer occupancy necessitate security measures and disciplined lease management