| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Fair |
| Demographics | 14th | Poor |
| Amenities | 32nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1650 SE Hargrave St, Arcadia, FL, 34266, US |
| Region / Metro | Arcadia |
| Year of Construction | 2002 |
| Units | 100 |
| Transaction Date | 2018-12-27 |
| Transaction Price | $5,600,000 |
| Buyer | Jacaranda Harmony Housing, |
| Seller | Jacaranda Trail Apartments, |
1650 SE Hargrave St Arcadia Multifamily Investment
Renter-occupied share is competitive for the Arcadia neighborhood and rent-to-income sits near 0.19, supporting demand and lease stability, according to WDSuite s CRE market data. The asset s suburban setting favors steady occupancy for workforce housing relative to local ownership costs.
Livability in Arcadia s suburban fabric is serviceable, with everyday needs accessible but not dense. Restaurant density is competitive among Arcadia, FL neighborhoods (ranked 3 out of 16 metro neighborhoods), while parks and pharmacies score near the top of the metro (parks ranked 2 of 16; pharmacies ranked 1 of 16). Café and grocery density are limited, which may temper walkability expectations.
For investors evaluating rental dynamics, neighborhood occupancy is around the metro median (85.1%, ranked 8 of 16), and median contract rents are modest for the region ($809; national percentile 39). With a rent-to-income ratio near 0.19, pricing power exists but should be managed to maintain retention. Home values are comparatively lower for Florida (national percentile 21), which can create some competition from ownership but also anchors workforce rental demand. This perspective is based on commercial real estate analysis from WDSuite.
The neighborhood s renter concentration is meaningful for a suburban area (34.3% of housing units renter-occupied; ranked 5 of 16), indicating depth in the tenant base for a 100-unit property. The average construction year in the neighborhood trends older (1975), which positions 2002-vintage assets as relatively competitive against legacy stock on finishes, systems, and functional layouts.
Demographic statistics aggregated within a 3-mile radius show recent population contraction but an increase in households, pointing to smaller household sizes and an expanding addressable renter pool. Forward-looking projections continue this pattern, with households expected to grow even as population edges lower, which can support occupancy stability for well-managed multifamily communities.
Comparable safety data at the neighborhood level are not available in this dataset. Investors should benchmark conditions against Arcadia and Desoto County trends using public sources and onsite observations to contextualize leasing, retention, and operating practices. When reliable crime benchmarks are available, compare neighborhood standing against the total of 16 metro neighborhoods to gauge relative positioning.
The employment base within commuting range skews toward industrial and business services, which can support workforce renter demand and retention. Notable employers include Mosaic and Airgas.
- Mosaic industry/role: mining & materials offices (43.5 miles)
- Airgas Store industrial gases & supplies (43.9 miles)
Built in 2002, the 100-unit property is newer than much of the surrounding stock, which averages a 1975 vintage. That positioning can reduce near-term capital needs versus older competitors while offering value-add potential through targeted renovations and amenity upgrades as systems age. Neighborhood occupancy sits around the metro median with modest rents, and, according to CRE market data from WDSuite, rent-to-income near 0.19 suggests room for measured rent optimization without overextending affordability.
Within a 3-mile radius, households have grown despite recent population declines and are projected to expand further as average household size trends lower. This dynamic points to a larger tenant base over time, supporting leasing velocity and retention for workforce housing, while lower local home values can both attract renters seeking flexibility and create some competition with entry-level ownership.
- 2002 vintage competes well against older neighborhood stock, with selective renovation upside
- Renter-occupied share and household growth support demand depth and occupancy stability
- Modest rents and ~0.19 rent-to-income enable careful pricing power while managing retention
- Risks: smaller-market employer base and limited amenity density may cap rent growth; monitor population trends