| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 51st | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4502 Carla Ln, Panama City, FL, 32405, US |
| Region / Metro | Panama City |
| Year of Construction | 1993 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4502 Carla Ln Panama City Multifamily Investment
Neighborhood data points to stable renter demand supported by higher local incomes and manageable rent-to-income ratios, according to WDSuite’s CRE market data. With suburban fundamentals and steady amenity access, the location favors workforce tenancy and retention over time.
The property sits in a suburban pocket of Panama City with a B-rated neighborhood profile and amenity access that is above the metro median among 54 neighborhoods. Grocery and park access track competitively in the metro and land near the middle of national distributions, supporting day-to-day livability for tenants.
At the neighborhood level, contract rents are positioned in the top quartile among Panama City neighborhoods and in the top quartile nationally, reflecting solid pricing power for quality product. Home values are elevated for the area but still moderate by national standards, which can introduce some competition from entry-level ownership while continuing to sustain multifamily demand for households prioritizing flexibility.
The immediate area shows a lower renter concentration at the neighborhood level, indicating an ownership-leaning micro-market. Within a 3-mile radius, however, renter-occupied housing comprises a larger share and households have grown modestly even as population trends edge lower, suggesting smaller household sizes and a steady tenant base that can support occupancy stability over time.
Built in 1993, the asset is slightly newer than the local average vintage, which supports competitive positioning versus older stock while still warranting targeted capital planning for aging systems and value-add upgrades where returns justify.
Safety indicators for the neighborhood trend below metro averages among 54 Panama City neighborhoods and land in lower national percentiles. Recent year-over-year increases in both property and violent offenses at the neighborhood level underscore the need for standard multifamily risk management — lighting, access controls, and coordination with local patrols — and for monitoring trends over time rather than relying on a single snapshot.
For investors, this context argues for conservative underwriting on security-related operating expenses and a focus on property-level measures that can support tenant retention and leasing performance despite broader-area variability.
This 20-unit, 1993-vintage asset benefits from a suburban location where neighborhood rents have outperformed peers and local incomes are comparatively strong, supporting tenant affordability and renewal potential. Based on CRE market data from WDSuite, the surrounding neighborhood shows above-median amenity access in the metro and a renter pool that broadens within a 3-mile radius, reinforcing demand depth for workforce-oriented units.
Vintage and location suggest a pragmatic value-add path: modernize interiors and common areas to capture rent positioning while budgeting for systems that approach mid-life replacement. While neighborhood-level occupancy has been softer than the metro median and safety metrics warrant active management, the combination of pricing power, income strength, and proximity-driven livability provides a credible base for durable cash flow if operations are executed well.
- 1993 vintage with potential to outcompete older stock via targeted upgrades
- Neighborhood rents rank strongly versus metro and sit in higher national percentiles
- Above-median amenity access in the metro supports day-to-day livability and retention
- 3-mile demographics indicate a broader renter base and sustained demand for multifamily
- Risks: below-metro safety rankings and softer neighborhood occupancy call for conservative underwriting and active management