| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 11th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 NW 13th Ave, Fort Lauderdale, FL, 33311, US |
| Region / Metro | Fort Lauderdale |
| Year of Construction | 2012 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
820 NW 13th Ave Fort Lauderdale Multifamily Investment
Newer 2012 construction in a renter-heavy neighborhood supports stable leasing, with occupancy in the area holding above the metro median according to WDSuite’s CRE market data.
Positioned in Fort Lauderdale’s Inner Suburb fabric, the property benefits from neighborhood occupancy that ranks competitive among the 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods, supporting day-one leasing stability for multifamily investors. The surrounding housing stock skews older (average 1965), while this asset’s 2012 vintage offers relative competitiveness versus nearby properties and may reduce near-term capital planning needs, though standard system updates should still be anticipated over a hold.
Local livability is mixed but serviceable for workforce tenants. Restaurants and groceries are strong for convenience (both sit in the top quartile nationally), and parks access is also relatively strong. By contrast, on-site pharmacy and café density are limited, which may modestly affect walk-to-amenity expectations. Neighborhood rents benchmark in the mid-range locally, while occupancy trends have improved over the last five years, reinforcing a base of demand rather than a transient spike.
Tenure patterns point to durable multifamily demand: an above-average share of housing units are renter-occupied in the neighborhood, indicating a deeper tenant pool and potential for steadier absorption. Home values sit in a higher-cost ownership context relative to local incomes, which can sustain reliance on rental housing and support pricing power when managed carefully.
Demographic statistics aggregated within a 3-mile radius show modest population growth over the last five years, with households expanding faster than population, indicating smaller household sizes and a larger renter pool over time. Forward-looking projections call for additional growth in both population and households, which, if realized, would support occupancy stability and leasing velocity for well-maintained product.
Safety indicators for the neighborhood trend below the metro median among 345 Fort Lauderdale–Pompano Beach–Sunrise neighborhoods and sit in lower national percentiles, suggesting crime levels that warrant standard risk management. Recent estimates indicate property and violent offense measures have moved higher year over year, so investors should underwrite appropriate security, lighting, and operational protocols rather than assume improvement.
The employment base nearby blends corporate headquarters and regional offices that support a steady commuter pool, enhancing renter demand and retention potential for workforce-oriented units. Key employers include AutoNation, Tenet Healthcare, Johnson & Johnson, Office Depot, and Mosaic.
- AutoNation — automotive retail HQ (1.3 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (13.9 miles)
- Johnson & Johnson — healthcare products (18.1 miles)
- Office Depot — office supplies HQ (18.7 miles) — HQ
- Mosaic — chemicals & materials (22.3 miles)
This 33-unit, 2012-vintage asset offers relative competitive positioning versus predominantly mid-century housing nearby, supporting leasing and rent resiliency against older stock. Neighborhood occupancy trends sit above the metro median, and a renter-occupied share above local norms points to a deeper tenant base. Within a 3-mile radius, steady population growth and an expanding household count signal a larger pool of prospective renters, reinforcing the potential for stable occupancy and orderly renewals. According to CRE market data from WDSuite, local convenience amenities (restaurants, groceries, parks) test in the higher national percentiles, while pharmacy and café density are thinner, shaping expectations around daily-needs access.
From an underwriting perspective, the high-cost ownership context supports rental demand durability, but rent-to-income levels indicate affordability pressure that calls for disciplined renewal strategies. Safety metrics trend below the metro median, so active property management (lighting, access controls, partnership with local resources) should be part of the plan. The 2012 vintage may temper near-term capex, yet investors should still budget for routine system upgrades and light value-add to sharpen competitive appeal.
- 2012 vintage relative to 1960s neighborhood stock supports competitiveness and potential capex efficiency
- Neighborhood occupancy above metro median with strong renter-occupied share supports demand depth
- 3-mile population and household growth expand the tenant base, aiding leasing stability
- Higher-cost ownership market reinforces renter reliance and potential pricing power when managed
- Risks: below-metro safety metrics and affordability pressure require prudent operations and renewal management