| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 23rd | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1901 NW 46th Ave, Lauderhill, FL, 33313, US |
| Region / Metro | Lauderhill |
| Year of Construction | 1985 |
| Units | 96 |
| Transaction Date | 2014-12-17 |
| Transaction Price | $5,600,000 |
| Buyer | PARK WEST RENTALS LLC |
| Seller | PARK RENTALS INC |
1901 NW 46th Ave Lauderhill Multifamily Investment
Positioned in an Urban Core pocket of Lauderhill with a deep renter base and steady neighborhood occupancy, this asset targets workforce demand while offering operational upside. Insights are based on WDSuite’s CRE market data, pointing to renter concentration that supports leasing durability.
The property sits within an Urban Core neighborhood in the Fort Lauderdale–Pompano Beach–Sunrise metro, rated C+ and ranked 222 out of 345 metro neighborhoods, placing it above the metro median in several livability dimensions. Amenity access is a relative strength: cafes, restaurants, parks, and grocery options test in higher national percentiles, supporting daily convenience and renter appeal. Pharmacy access is limited locally, which may modestly affect errand efficiency for some residents.
Renter concentration is elevated, with 61.1% of housing units renter-occupied in the neighborhood. For investors, this indicates a sizable tenant base and supports multifamily demand depth across cycles. Neighborhood occupancy trends are stable and have edged higher over five years, suggesting a foundation for retention-focused operations and disciplined lease management.
Home values in the surrounding area are comparatively modest for South Florida while value-to-income ratios are higher than many U.S. neighborhoods, a combination that keeps many households engaged with rental options. Median contract rents have risen over the past five years, reinforcing the need for proactive affordability management to sustain renewal rates and limit turnover. According to CRE market data from WDSuite, neighborhood rent-to-income levels warrant careful underwriting to balance pricing power with retention.
Demographic indicators within a 3-mile radius show a large, diverse population with household counts increasing and average household size trending lower over time. This pattern broadens the renter pool and can support occupancy stability for well-managed, appropriately positioned units. Average school ratings trail national norms, which may influence marketing to family renters but is less determinative for workforce-oriented unit mixes.
Neighborhood safety signals are mixed in a way typical of Urban Core locations. Overall crime performance is competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods (rank 113 out of 345), placing the area around the metro middle. Nationally, property offense measures sit in a stronger band, while violent offense readings compare less favorably, underscoring the importance of standard on-site security protocols and lighting, along with resident communication.
Recent trend data shows property-related incidents moving in a positive direction year over year, while violent offense trends have been more variable. For investors, the takeaway is to budget for typical urban security measures and monitor neighborhood trendlines as part of ongoing asset management rather than assume uniform improvement.
Nearby corporate employers provide a diversified white-collar and services employment base that supports commuter convenience and renter retention. The list below highlights key offices and headquarters within practical driving distance for residents: AutoNation, Tenet Healthcare, Johnson & Johnson, Office Depot, and Ryder System.
- AutoNation — automotive retail HQ (4.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (11.4 miles)
- Johnson & Johnson — pharmaceuticals & medtech offices (17.8 miles)
- Office Depot — office supplies HQ (18.4 miles) — HQ
- Ryder System — logistics & transportation HQ (22.2 miles) — HQ
Built in 1985, the asset is newer than the neighborhood’s average vintage, offering a competitive edge versus 1970s stock while still benefiting from targeted modernization to drive rent premiums and operational efficiency. Neighborhood occupancy has trended upward, and a high share of renter-occupied units supports depth of demand; together, these factors point to stable leasing with hands-on management.
Amenity access is a relative advantage for daily convenience, and regional employers within 5–25 miles widen the commuter tenant base. At the same time, higher rent-to-income levels and below-average school ratings call for disciplined pricing, resident services, and turn-cost control. According to CRE market data from WDSuite, these dynamics favor a value-add and retention-centric playbook rather than aggressive rent-only strategies.
- 1985 vintage provides a competitive position versus older neighborhood stock, with clear modernization and efficiency upgrade opportunities.
- Elevated renter concentration supports a broad tenant base and leasing durability across cycles.
- Strong amenity access and proximity to major employers enhance livability and retention for workforce renters.
- Risk: higher rent-to-income levels and lower school ratings require disciplined pricing and active renewal management.
- Operational focus on security, lighting, and community standards can help manage Urban Core safety variability.