| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 70th | Best |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 461 NW 87th Rd, Plantation, FL, 33324, US |
| Region / Metro | Plantation |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
461 NW 87th Rd Plantation Multifamily Opportunity
Inner-suburb positioning with steady neighborhood occupancy and a meaningful renter base suggests durable demand, according to WDSuite’s CRE market data. Investors can underwrite balanced leasing fundamentals supported by household growth in the immediate area.
Plantation’s inner-suburb setting offers everyday convenience with a strong mix of neighborhood amenities. Cafes, parks, pharmacies, and restaurants test well versus national benchmarks, while large-format grocery options are less dense within the neighborhood footprint. For investors, this mix typically supports day-to-day livability and leasing appeal, with some residents likely relying on nearby submarkets for full-service grocery.
On a relative basis, the neighborhood rates in the top quartile among 345 Fort Lauderdale metro neighborhoods, reflecting broad strength across housing and amenities. Neighborhood occupancy has trended upward over the past five years and sits near the metro median, a profile consistent with stable leasing conditions rather than volatility. Median contract rents in the neighborhood have also moved higher over the past cycle, signaling pricing power consistent with broader South Florida trends.
Tenure patterns show a renter-occupied share in the mid-40% range. For multifamily investors, that renter concentration indicates a deep tenant base and supports ongoing demand for professionally managed units. Nationally, home values in this neighborhood sit above average, a high-cost ownership context that can reinforce reliance on rental housing and help sustain occupancy and retention.
Demographics aggregated within a 3-mile radius point to modest population growth and a larger increase in households, with forecasts calling for continued expansion and smaller average household sizes. This trajectory implies a gradually expanding renter pool and supports occupancy stability. At the same time, rent-to-income levels indicate some affordability pressure relative to national norms, calling for thoughtful lease management to maintain retention while capturing market rent.
Safety indicators are competitive among Fort Lauderdale metro neighborhoods and trend favorably year over year. Relative to national comparisons, violent incident measures track better than average, while property crime reads closer to the national mid-pack. Both violent and property categories have improved over the past year, suggesting positive momentum rather than deterioration.
Within the metro context of 345 neighborhoods, the area’s safety profile supports day-to-day livability for residents without standing out as either an outlier high-risk or ultra-low-risk location. Investors can underwrite with these comparative benchmarks in mind and monitor ongoing trends as part of standard risk management.
The employment base includes corporate and healthcare anchors within commutable distances, supporting renter demand and retention through diversified white-collar and services employment. Nearby employers include AutoNation, Tenet Healthcare, Johnson & Johnson, Ryder System, and Office Depot.
- AutoNation — automotive retail HQ (7.4 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (12.2 miles)
- Johnson & Johnson — pharmaceuticals & consumer health offices (15.5 miles)
- Ryder System — logistics & transportation HQ (19.3 miles) — HQ
- Office Depot — office supplies corporate HQ (21.1 miles) — HQ
This 24-unit asset benefits from a top-quartile neighborhood within the Fort Lauderdale metro, steady occupancy trends, and a renter base sufficient to support ongoing leasing. Above-average home values in the area indicate a high-cost ownership market that can sustain multifamily demand, while 3-mile demographics show population and household expansion that broadens the tenant base over time.
Rents and incomes in the vicinity have moved higher, and forecasts point to continued growth, according to multifamily property research from WDSuite. Investors should balance these positives with prudent assumptions around affordability pressure and routine competitive positioning in an established 1980s-vintage submarket.
- Top-quartile neighborhood standing among 345 metro areas supports durable renter demand
- Upward rent and household trends within 3 miles underpin occupancy stability
- High-cost ownership context reinforces reliance on professionally managed rentals
- Proximity to diversified corporate employers supports leasing and retention
- Risk: rent-to-income pressure and mid-pack property crime call for attentive lease and asset management