| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 60th | Good |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 NW 16th Ave, Oakland Park, FL, 33309, US |
| Region / Metro | Oakland Park |
| Year of Construction | 1973 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4100 NW 16th Ave, Oakland Park Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s, pointing to steady leasing fundamentals for a 37-unit asset, according to WDSuite’s CRE market data. Positioned in an inner-suburban pocket of the Fort Lauderdale area, renter demand is supported by a balanced mix of nearby services and commuting access.
Located in an inner-suburban setting within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood posts a C+ rating and sits above the metro median for occupancy performance. According to CRE market data from WDSuite, neighborhood occupancy is in the mid-90s and ranks competitively among 345 metro neighborhoods, helping underpin income stability for well-managed multifamily properties.
Daily needs are reasonably covered: parks and childcare options rank in the top quartile and competitive range, respectively, among 345 metro neighborhoods, while grocery access is around the metro middle. However, limited cafe, restaurant, and pharmacy density signals a leaner retail mix immediately nearby, which places a premium on convenient access to larger corridors for dining and services.
Within a 3-mile radius, demographics show a larger household base than five years ago and a modest contraction in total population — a pattern consistent with smaller household sizes and continued demand for rental housing. The renter-occupied share is near half of housing units, indicating a meaningful tenant base that supports leasing and renewals.
Income and cost metrics point to manageable rent burden and retention potential. Neighborhood rent levels sit above national norms, but rent-to-income is relatively moderate locally, and median home values are elevated enough to keep ownership a higher-cost alternative for many households — factors that can sustain renter reliance on multifamily housing while supporting occupancy.
Safety indicators are mixed. The neighborhood’s overall crime standing is below the metro average (ranked 201 among 345 metro neighborhoods), and its national position sits below the midpoint. At the same time, property offenses have declined year over year, placing the neighborhood above the national midpoint for improvement, while violent-offense trends have recently moved higher, which warrants ongoing monitoring.
For investors, the takeaway is to underwrite with current trend awareness: recent improvement in property-related incidents supports near-term leasing confidence, while the uptick in violent-offense measures suggests prudent attention to security practices and resident experience.
Proximity to a diverse employer base supports renter demand and commute convenience, with nearby corporate offices spanning automotive retail, healthcare services, and consumer products. The following employers anchor the area’s workforce within commutable distance.
- AutoNation — corporate offices (4.1 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (11.3 miles)
- Office Depot — corporate offices (15.8 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (20.6 miles)
- Mosaic — industrial & fertilizer (25.3 miles)
This 1973-vintage, 37-unit property aligns with a neighborhood that has demonstrated competitive occupancy relative to the Fort Lauderdale metro, supporting stable cash flow potential. Based on commercial real estate analysis from WDSuite, rent levels track above national norms while local rent-to-income remains moderate, reinforcing retention prospects. The vintage suggests room for targeted value-add—particularly common-area upgrades, unit refreshes, and systems modernization—to strengthen competitive positioning against newer supply.
Demand fundamentals are supported by a sizable renter base within a 3-mile radius and proximity to diversified employment nodes, aiding leasing velocity and renewal capture. Looking ahead, projected increases in households point to a larger tenant pool, while ownership costs in the area continue to encourage reliance on multifamily rentals. Underwriting should incorporate routine capital planning and thoughtful resident experience measures given mixed safety trends and a leaner immediate retail mix.
- Competitive neighborhood occupancy supports income stability relative to metro peers.
- 1973 vintage offers value-add potential through targeted renovations and systems updates.
- Diverse nearby employers bolster renter demand and renewal prospects.
- Moderate rent-to-income and higher ownership costs support retention and pricing power.
- Risks: mixed safety indicators and a leaner immediate retail mix warrant prudent management and underwriting.