| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 32nd | Good |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1514 E Cypress St, Arcadia, FL, 34266, US |
| Region / Metro | Arcadia |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1514 E Cypress St Arcadia Multifamily Investment
Stabilizing renter demand in a rural Arcadia neighborhood with improving occupancy supports conservative underwriting, according to WDSuite s CRE market data. Newer 1985 vintage versus local stock offers competitive positioning for a 28-unit asset.
Arcadia s rural neighborhood context shows practical daily convenience: grocery access ranks among the top quartile of 16 metro neighborhoods, and cafes and childcare density are competitive within the metro. These amenities help support day-to-day livability despite limited transit, where car reliance is the norm.
The property s 1985 construction compares newer than the neighborhood s older average vintage (1967). For investors, that typically means relatively stronger curb appeal versus older stock and the potential for selective modernization of systems and interiors to sharpen positioning.
Neighborhood occupancy is below the metro median but has improved over the past five years, suggesting gradual stabilization rather than a lease-up challenge. The renter-occupied share is approximately one-third of housing units in the neighborhood, placing it above the national median and indicating a meaningful renter base to support multifamily demand. These metrics reflect neighborhood-level conditions, not the property s specific occupancy.
Within a 3-mile radius, recent data shows modest population decline alongside growth in total households and smaller average household sizes. That shift typically expands the pool of households seeking rental options and can support occupancy stability for well-maintained units. Home values in the area are comparatively lower in a national context, which can create some competition from entry-level ownership, but rent-to-income levels indicate manageable affordability pressure that supports tenant retention.
School scores trail national averages, which may influence household preferences and unit mix strategies. Even so, amenity access and neighborhood practicality continue to underpin renter demand, based on CRE market data from WDSuite.
Comparable neighborhood-level public safety statistics are not available for this Arcadia neighborhood in WDSuite s dataset. Investors often benchmark broader Arcadia or county trends and review multi-year patterns rather than single-period snapshots to understand directional risk and mitigation strategies.
As with any market, underwriting should incorporate property-level measures (lighting, access control, resident engagement) and local trend checks to align retention expectations with on-the-ground conditions.
Regional employment is anchored by industrial and materials firms that broaden the commuting shed and can support renter retention through diversified blue-collar and technical roles. The list below highlights nearby employers relevant to workforce housing demand.
- Mosaic chemicals (42.9 miles)
- Airgas Store industrial gases (44.1 miles)
Built in 1985, the 28-unit property stands newer than much of the surrounding stock, offering relative competitiveness with room for targeted value-add to boost renter appeal. Neighborhood occupancy has trended upward even while sitting below the metro median, and the renter-occupied share suggests a durable tenant base. Within a 3-mile radius, households have increased while average household size has declined, pointing to a larger renter pool and support for steady leasing. According to CRE market data from WDSuite, rent-to-income levels at the neighborhood scale indicate manageable affordability pressure, a positive for retention.
Counterbalancing factors include lower school performance versus national benchmarks, a rural location with car-dependent mobility, and entry-level ownership options that can compete on price. Positioning with practical amenities, refreshed interiors, and disciplined lease management should help sustain occupancy and support income durability over time.
- 1985 vintage offers competitive positioning versus older neighborhood stock with targeted modernization upside
- Neighborhood occupancy improving over 5 years supports underwriting for stable leasing
- 3-mile household growth and smaller household sizes expand the local renter pool
- Manageable rent-to-income dynamics aid retention and reduce turnover risk
- Risks: below-median school scores, car-dependent location, and potential competition from entry-level ownership