| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 21st | Fair |
| Amenities | 35th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1652 Pleasant Cir, Arcadia, FL, 34266, US |
| Region / Metro | Arcadia |
| Year of Construction | 2009 |
| Units | 21 |
| Transaction Date | 2006-06-29 |
| Transaction Price | $250,000 |
| Buyer | THE HOUSING AUTHORITY CITY ARCADIA FL |
| Seller | DANIELS WILLIE |
1652 Pleasant Cir Arcadia FL 21-Unit Multifamily
Newer 2009 construction in a renter-heavy Arcadia neighborhood offers durable workforce demand, according to WDSuite’s CRE market data. A relatively moderate rent-to-income backdrop supports lease stability while leaving room for targeted value-add and thoughtful commercial real estate analysis.
This suburban Arcadia location balances everyday conveniences with small-town dynamics. Neighborhood amenity access is mixed: restaurants per square mile score in the top half nationally (70th percentile), parks access is similarly above the national median (70th percentile), and childcare density is competitive (73rd percentile). By contrast, cafes, groceries, and pharmacies are sparse locally, signaling limited walkable retail. For investors, this pattern typically skews demand toward larger-unit, car-oriented rentals and longer lease terms.
At the neighborhood level (not the property), occupancy trends sit below national norms (national percentile around the bottom quintile), which argues for conservative lease-up and renewal assumptions. However, the share of housing units that are renter-occupied is competitive among Arcadia, FL neighborhoods (rank 1 of 16), indicating a deep tenant base that can support multifamily absorption and day-to-day leasing.
Within a 3-mile radius, population has contracted modestly over the past five years while household counts edged up, pointing to smaller household sizes and a stable pool of renters. Looking ahead, WDSuite’s data show a projected increase in households through 2028 even as population trends flatten, which typically supports occupancy stability and a steady pipeline of prospective tenants.
Home values in the immediate neighborhood sit at the lower end relative to national markets, and the value-to-income ratio tracks near the national midpoint. That context suggests ownership is comparatively more accessible than in high-cost metros, which can temper pricing power; still, a moderate rent-to-income ratio (neighborhood level) indicates manageable affordability pressure and the potential for disciplined rent growth tied to renovations and unit positioning.
Vintage matters: the subject was built in 2009, while the neighborhood’s average construction year skews much older (rank 16 of 16 for average year indicates older stock). Newer vintage typically enhances competitive positioning versus legacy properties and may reduce near-term capital expenditures, though investors should still budget for systems updates and modernization over the next hold period.
Neighborhood-level crime metrics are not available in WDSuite for this location, so comparative safety insights cannot be quantified here. Investors typically benchmark Arcadia and DeSoto County against state trends and monitor multi-year patterns rather than single-year snapshots to contextualize leasing risk and tenant retention.
Regional employment nodes within commuting distance can contribute to renter demand and retention for workforce-oriented units. Nearby employers include industrial gases and phosphate operations that draw stable blue-collar and technical roles.
- Airgas Store — industrial gases (42.8 miles)
- Mosaic — phosphate & industrial operations (43.3 miles)
This 21-unit property’s 2009 construction provides a competitive edge versus an older Arcadia rental landscape, supporting tenant appeal and potentially lower immediate CapEx. Neighborhood data from WDSuite indicate a high renter-occupied share and above-median access to parks and restaurants, offset by limited daily retail. Within a 3-mile radius, households are set to expand even as population growth stays flat to slightly negative, a pattern that typically sustains the renter pool and supports occupancy stability.
According to CRE market data from WDSuite, the local rent-to-income profile appears moderate for the neighborhood, which favors disciplined rent setting and targeted upgrades rather than aggressive mark-to-market strategies. Ownership remains relatively accessible in this area, so pricing and retention strategies should account for competition from for-sale housing, even as newer-vintage positioning helps differentiate the asset from much of the local stock.
- 2009 vintage vs. older neighborhood stock supports competitive positioning and reduces near-term CapEx risk.
- High renter-occupied share at the neighborhood level underpins a durable tenant base for multifamily demand.
- Household growth within 3 miles suggests a stable pipeline of prospective renters and supports occupancy.
- Moderate rent-to-income dynamics favor measured rent growth via targeted unit upgrades and operations.
- Risks: below-national occupancy at the neighborhood level and accessible ownership options may temper pricing power.