| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Poor |
| Demographics | 72nd | Best |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 830 N Riverside Dr, Pompano Beach, FL, 33062, US |
| Region / Metro | Pompano Beach |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2013-09-03 |
| Transaction Price | $2,075,000 |
| Buyer | RPM CM LLC |
| Seller | CAMELLIA HOUSE LLC |
830 N Riverside Dr Pompano Beach Value-Add Multifamily
Neighborhood fundamentals point to durable renter demand supported by a high-cost ownership market and strong dining/parks access, according to WDSuite’s CRE market data. Investors should underwrite value-add scope alongside marketing to offset below-metro neighborhood occupancy.
Pompano Beach s coastal setting offers lifestyle appeal with practical investor tailwinds. Restaurant density ranks in the top quartile among 345 Fort Lauderdale Pompano Beach Sunrise neighborhoods (high supply within a compact area), and park access is also in the top quartile locally while benchmarking in the 99th percentile nationally. Daily-needs retail (grocery, pharmacy, cafés) is thinner in the immediate blocks, so residents typically rely on nearby corridors for errands a manageable tradeoff given the dining and recreation depth.
The property s 1972 vintage is older than the neighborhood s average construction year (1977), suggesting near- to medium-term capital planning and potential value-add/modernization to improve relative competitiveness against newer coastal stock. The neighborhood s occupancy rate is measured for the neighborhood and not the property; it currently trails the metro median among 345 neighborhoods and warrants proactive leasing and retention strategies.
Within a 3-mile radius, households increased by 13.1% over the last five years while average household size trended smaller. This pattern typically expands the renter pool and supports occupancy stability for smaller formats. The renter-occupied share is 36.6% within this 3-mile catchment, indicating a meaningful base of multifamily demand without overreliance on any single tenant segment.
Elevated home values versus local incomes (90th percentile nationally on value-to-income) characterize a high-cost ownership market, which generally sustains reliance on rental housing and supports pricing power. At the same time, rent-to-income around 30% signals some affordability pressure; investors should balance renewals and rent growth with retention-focused lease management. Median contract rents have risen in recent years in the neighborhood and are projected to continue increasing, based on CRE market data from WDSuite.
Safety trends are mixed at the neighborhood level relative to metro and national benchmarks. Overall crime performance sits below the metro median among 345 neighborhoods, and national comparisons place the area below average (lower percentiles indicate relatively higher crime exposure). Violent offense benchmarks track in lower national percentiles as well, reinforcing the need for standard security and lighting diligence for coastal urban assets.
On the positive side, estimated property offense rates have improved year over year (approximately a mid-teens decline), indicating recent momentum. Investors should monitor trends over multiple periods and compare on a like-for-like basis with nearby coastal neighborhoods when assessing risk and operating protocols.
Proximity to regional headquarters and corporate offices supports commuter convenience and a diversified renter base, notably in auto retail, office supply, healthcare administration, and diversified healthcare/pharma. The nearby employment nodes listed below can underpin leasing and retention for workforce and professional tenants.
- AutoNation — auto retail (9.3 miles) — HQ
- Office Depot — office supplies (11.1 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (12.5 miles)
- Johnson & Johnson — diversified healthcare/pharma (26.9 miles)
- Mosaic — chemicals & agriculture (30.0 miles)
830 N Riverside Dr is a 22-unit coastal multifamily asset in Pompano Beach with an average unit size around 280 sf, positioning it to serve demand for compact, lifestyle-oriented rentals. The 1972 construction creates clear value-add pathways from interior modernization to common-area upgrades to strengthen competitive positioning against newer coastal inventory. Neighborhood occupancy is measured for the neighborhood and not the property; it currently trails the metro median, so underwriting should include enhanced marketing, renewals focus, and amenity activation to support lease-up and retention. According to CRE market data from WDSuite, local restaurant and park density rank in the top tier of the metro and national comparisons, which helps sustain renter appeal despite thinner immediate daily-needs retail.
Within a 3-mile radius, population growth, a double-digit increase in households, and smaller household sizes expand the potential tenant base for studios and small formats. High ownership costs relative to incomes reinforce reliance on rentals and can support pricing power, while rent-to-income near 30% argues for disciplined lease management to limit turnover. Nearby corporate nodes including several regional headquarters add breadth to the employment base that supports demand across economic cycles.
- Coastal location with top-quartile dining and park access supporting renter appeal
- 1972 vintage offers value-add and modernization upside to enhance rentability
- 3-mile radius shows household growth and smaller household sizes, expanding the renter pool
- High-cost ownership market sustains reliance on rentals and potential pricing power
- Risk: below-metro neighborhood occupancy and some affordability pressure require proactive leasing and retention