| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 12th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5419 NW 18th Pl, Lauderhill, FL, 33313, US |
| Region / Metro | Lauderhill |
| Year of Construction | 1973 |
| Units | 82 |
| Transaction Date | 2018-11-29 |
| Transaction Price | $7,200,000 |
| Buyer | 2011-43 LLC |
| Seller | Victoria One Riviera Hills, LP |
5419 NW 18th Pl Lauderhill Multifamily Investment
Renter-occupied concentration in the surrounding neighborhood supports a durable tenant base and steady leasing, according to WDSuite’s CRE market data. Positioning as workforce housing with pragmatic upgrades can target stable occupancy while managing affordability pressures.
This Lauderhill asset sits within the Fort Lauderdale–Pompano Beach–Sunrise metro’s Urban Core, where neighborhood occupancy trends are above metro median and modestly above the national middle, based on WDSuite’s CRE market data. The area has a very high share of renter-occupied housing units (renter concentration), signaling depth in the tenant pool and supporting leasing stability for multifamily assets.
Local amenities are mixed: groceries and parks are comparatively accessible (both stronger than the national middle), while cafes, pharmacies, and childcare are limited in the immediate neighborhood. For investors, this typically points to workforce demand anchored by everyday conveniences rather than discretionary destinations, with pricing power more tied to essential-service access and commute patterns.
Within a 3-mile radius, demographics show recent population growth alongside a larger increase in households and a slight reduction in average household size. This combination generally expands the renter pool and can support occupancy stability as more, smaller households seek apartments over time. Forward-looking projections for the same 3-mile radius indicate continued gains in households and incomes, which can underpin steady absorption and reduce lease-up risk when units are well-positioned on finish level and value.
Home values in the neighborhood remain below many coastal Florida submarkets, but ownership still represents a high-cost commitment relative to incomes in this area. That context tends to sustain renter reliance on multifamily housing, aiding retention and occupancy, though rent-to-income ratios suggest careful lease management to balance renewals with revenue goals.
The property’s 1973 vintage is slightly older than the neighborhood average stock. That typically implies capital planning around building systems and selective renovations; the flip side is value-add potential where refreshed interiors and common areas can improve competitive positioning against newer product without overextending on premiums.
Safety indicators in this neighborhood are mixed when viewed against national patterns, per WDSuite’s data. Property-related offenses benchmark stronger than most neighborhoods nationally (top half and closer to the higher-performing end), while violent-offense levels sit near the national middle with a recent year-over-year uptick. Investors should underwrite to current operating practices and consider lighting, access control, and community engagement measures that support resident retention.
Compared with other neighborhoods in the Fort Lauderdale–Pompano Beach–Sunrise metro (345 neighborhoods total), the area trends competitive to slightly above average on several safety measures. Emphasizing on-site management presence and coordination with local resources can help maintain stability and mitigate variability over time.
Proximity to regional corporate offices underpins workforce housing demand and supports commute convenience for residents. Notable employers within practical driving range include automotive retail, healthcare administration, consumer products, office supplies, and logistics.
- AutoNation — automotive retail (5.2 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (11.2 miles)
- Johnson & Johnson — consumer products offices (17.5 miles)
- Office Depot — office supplies (18.7 miles) — HQ
- Ryder System — logistics & transportation (21.9 miles) — HQ
5419 NW 18th Pl offers scale at 82 units in a renter-heavy neighborhood where occupancy trends are above the metro median. According to commercial real estate analysis from WDSuite, the surrounding area shows steady household growth within a 3-mile radius and a shift toward smaller household sizes—both supportive of a larger tenant base and resilient absorption for well-positioned workforce product.
The 1973 vintage suggests planning for system upgrades and targeted renovations, creating potential to capture value-add returns relative to newer competitors. Elevated rent-to-income dynamics in the neighborhood reinforce renter reliance on multifamily but warrant disciplined renewal strategies to manage retention and turnover costs.
- Renter-heavy neighborhood supports depth of demand and occupancy stability
- Household growth and smaller household sizes expand the local renter pool (3-mile radius)
- 1973 vintage provides value-add potential through system upgrades and interior refresh
- Essential-service access (groceries, parks) aligns with workforce demand; limited cafes/pharmacies warrant amenity positioning
- Risks: affordability pressure and mixed safety trends call for disciplined renewals and active on-site management