| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 12th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2011 NW 55th Ave, Lauderhill, FL, 33313, US |
| Region / Metro | Lauderhill |
| Year of Construction | 1975 |
| Units | 44 |
| Transaction Date | 2013-08-28 |
| Transaction Price | $5,500,000 |
| Buyer | CFRE VIEWMAX LLC |
| Seller | BSD VIEWMAX LLC |
2011 NW 55th Ave Lauderhill Multifamily Investment
Steady neighborhood occupancy and a deep renter base support income durability, according to WDSuite s CRE market data. Positioned within Broward County, the asset benefits from renter demand drivers while requiring attentive affordability and retention management.
This Urban Core location in Lauderhill demonstrates renter-oriented fundamentals. Neighborhood occupancy is stable and sits above the metro median (ranked 169 among 345 Fort Lauderdale Pompano Beach Sunrise neighborhoods), and the share of housing units that are renter-occupied is high (ranked 7 of 345), indicating a large tenant pool that can underpin leasing velocity and renewals. Based on CRE market data from WDSuite, these conditions favor consistent absorption, though rent-setting should remain disciplined to support retention.
Amenity access skews practical over lifestyle: parks score in the top decile nationally, and grocery density trends above average, while cafes, childcare, and pharmacies are comparatively sparse. For investors, this mix supports everyday convenience for residents but suggests limited premium amenity spillover; marketing and resident experience initiatives may need to do more of the heavy lifting to sustain pricing power.
Within a 3-mile radius, the population and household base are expanding, with households rising faster than population historically and projected to continue growing over the next five years. This trajectory points to a larger tenant base over time and supports occupancy stability for workforce-oriented product, especially as household sizes edge down modestly.
Ownership costs in the area are elevated relative to incomes (value-to-income metrics trend in the upper national percentiles), which tends to sustain reliance on rental housing. At the same time, rent-to-income levels indicate affordability pressure for some renters, so operators should prioritize renewal strategies and measured increases to balance cash flow growth with retention risk.
Safety indicators are mixed relative to peers. Overall crime performance sits near the national midpoint, and within the metro the neighborhood ranks in the lower half (116 of 345), indicating comparatively higher reported crime than many Fort Lauderdale area neighborhoods. However, property offenses show a year-over-year decline, trending better than many areas nationally, while violent offense trends have recently moved higher. Investors should emphasize lighting, access control, and partnership with local community resources to support resident confidence.
The employment base features major corporate offices within commuting distance, supporting renter demand and retention for workforce housing. Notable nearby employers include AutoNation, Tenet Healthcare, Johnson & Johnson, Office Depot, and Ryder System.
- AutoNation automotive retail HQ (5.4 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare administration (11.0 miles)
- Johnson & Johnson healthcare & consumer products offices (17.7 miles)
- Office Depot corporate services (18.5 miles) HQ
- Ryder System logistics & transportation HQ (22.0 miles) HQ
The property s 1975 vintage aligns with neighborhood norms and suggests clear value-add pathways via unit modernization and systems upgrades that can enhance competitiveness against newer stock. Neighborhood occupancy is above the metro median, and the renter-occupied share ranks near the top locally, indicating a deep tenant base that supports leasing stability. According to CRE market data from WDSuite, ownership costs trend high versus incomes in this area, reinforcing sustained rental demand even as rent-to-income levels call for careful renewal and pricing strategies.
Within a 3-mile radius, population and household growth are set to expand the renter pool further over the next five years, supporting long-term absorption for workforce product. Amenity access favors parks and groceries, aligning with day-to-day resident needs; targeted property-level amenities and service quality can help capture demand and mitigate competitive pressures.
- Stable neighborhood occupancy above metro median supports income durability
- High renter-occupied share signals deep local tenant base and leasing depth
- 1975 vintage offers value-add potential through renovations and system upgrades
- 3-mile population and household growth point to a larger renter pool over time
- Risk: elevated rent-to-income ratios require disciplined pricing and renewal management