| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 49th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4101 N Hiatus Rd, Sunrise, FL, 33351, US |
| Region / Metro | Sunrise |
| Year of Construction | 1987 |
| Units | 80 |
| Transaction Date | 2004-07-23 |
| Transaction Price | $5,500,000 |
| Buyer | 4101 N HIATUS LLC |
| Seller | LAKE ROYALE RENTALS LLC |
4101 N Hiatus Rd Sunrise Multifamily Opportunity
Renter demand is supported by a high neighborhood renter concentration and strong amenity access, according to WDSuite’s CRE market data. Expect balanced leasing conditions with room to drive value through selective upgrades rather than relying solely on market rent growth.
Situated in Sunrise within the Fort Lauderdale–Pompano Beach–Sunrise metro, the neighborhood carries an A rating and ranks 31st of 345 metro neighborhoods—competitive among Fort Lauderdale–Pompano Beach–Sunrise neighborhoods. The area functions as an Urban Core location with extensive daily conveniences, which supports retention and reduces frictions for commuting renters.
Amenity access is a clear strength: cafes, groceries, pharmacies, parks, and restaurants benchmark in the low- to mid-90s national percentiles. This concentration of services typically supports leasing velocity and reduces resident turnover risk for well-managed multifamily assets.
Construction year for the property is 1987, slightly newer than the neighborhood average (early 1980s). For investors, that positioning can reduce near-term capital surprises versus older stock while still leaving room for modernization and value-add upgrades to common areas, interiors, and building systems as part of a focused capital plan.
Renter-occupied share in the neighborhood is about 60%, indicating a deep tenant base for an 80-unit community. Neighborhood occupancy trends sit near the national midpoint, which points to steady but competitive conditions where operational execution (leasing, renewals, and unit turns) is important for maintaining pricing power.
Within a 3-mile radius, population has grown in recent years and household counts have expanded at a faster pace, with forecasts showing additional population growth and a sizable increase in households by 2028. This pattern—more households and slightly smaller average household size—supports a larger renter pool and underpins demand for multifamily units.
Home values are mid-range for South Florida and ownership costs help sustain reliance on rentals. Neighborhood-level rents are also mid-to-upper tier locally, so effective lease management and amenity-driven differentiation can help mitigate affordability pressure while supporting retention.
Safety indicators show a mixed but workable profile for an Urban Core location. Overall levels track around the metro middle, while specific categories compare favorably to many U.S. neighborhoods—violent and property offense measures benchmark in the upper third nationally. Year-over-year readings have shown volatility, so underwriting should account for trend monitoring and on-site measures such as lighting and access control.
For investors, the takeaway is practical: comparative standing is competitive in several national benchmarks, and disciplined operations can help sustain resident confidence and renewal propensity over time.
Nearby corporate anchors provide a diversified employment base that supports renter demand and commute convenience. The employers below form a practical foundation for leasing stability across healthcare, consumer, and logistics sectors.
- Tenet Healthcare Corporation, Florida Region — healthcare services (8.8 miles)
- AutoNation — automotive retail (10.0 miles) — HQ
- Johnson & Johnson — healthcare & consumer products offices (18.7 miles)
- Office Depot — office supplies (19.0 miles) — HQ
- Ryder System — logistics & transportation (22.0 miles) — HQ
4101 N Hiatus Rd offers an 80-unit, 1987-vintage asset positioned slightly newer than the neighborhood average, providing a balance of durability and value-add potential. Strong amenity access and a renter-occupied concentration around 60% support a deep tenant base, while neighborhood occupancy sits near the national midpoint—conditions that reward disciplined leasing, renewal strategies, and targeted upgrades. According to CRE market data from WDSuite, the neighborhood’s amenity density ranks among the stronger profiles nationally, which can help sustain demand and reduce frictional vacancy.
Demographics aggregated within a 3-mile radius point to population growth with an even faster rise in households, alongside rising incomes, expanding the renter pool and supporting rent-to-income headroom through quality and service differentiation. Ownership costs remain elevated enough locally to reinforce rental demand; pairing operational execution with selective modernization can help capture pricing power without relying solely on broad market rent lifts.
- Amenity-rich Urban Core location supports leasing velocity and retention
- 1987 vintage offers durable bones with clear interior and common-area value-add paths
- 3-mile household growth and income gains expand the renter pool and support occupancy
- Renter share around 60% indicates depth of demand for an 80-unit community
- Risk: occupancy near the market midpoint and affordability pressure require strong operations and asset differentiation