| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Fair |
| Demographics | 36th | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1200 N M St, Pensacola, FL, 32501, US |
| Region / Metro | Pensacola |
| Year of Construction | 2008 |
| Units | 88 |
| Transaction Date | 2007-05-31 |
| Transaction Price | $500,000 |
| Buyer | MORRIS COURT II LTD |
| Seller | AREA HOUSING COMMISSION |
1200 N M St Pensacola Multifamily Investment
Neighborhood occupancy has held near the metro middle with a high share of renter-occupied units, pointing to a durable tenant base, according to WDSuite’s CRE market data. Position within Pensacola’s inner-suburb fabric supports steady demand while leaving room for selective operational upside.
Located in an Inner Suburb of Pensacola, the neighborhood carries a B+ rating (ranked 47 out of 134 metro neighborhoods), placing it above the metro median. Local amenity access is mixed: grocery and pharmacy density rank among the strongest in the metro (both ranked 1 out of 134), while cafes and parks are thin. For investors, this combination supports daily living convenience for residents while leaving some lifestyle amenities to nearby districts.
Renter concentration is high at the neighborhood level, with 62.7% of housing units renter-occupied (ranked 3 out of 134). This depth in the renter base typically supports leasing velocity and occupancy stability, especially for workforce-oriented product. Neighborhood occupancy has trended upward over the past five years and sits around the metro midpoint.
Within a 3-mile radius, demographic patterns show modest population growth in recent years and an increase in households, with forecasts pointing to further household expansion alongside smaller average household sizes. This dynamic tends to expand the renter pool and can support stabilized absorption for well-managed assets. Median incomes in the 3-mile area have grown, and projected gains suggest additional spending power that can underpin rent collections.
Home values in the neighborhood are elevated relative to local incomes (value-to-income ratio ranking 2 out of 134; top percentile nationally), which reinforces reliance on multifamily rentals and can aid tenant retention. At the same time, the neighborhood’s rent-to-income ratio trends near the national middle, suggesting manageable affordability pressure that supports renewal strategies and pricing discipline for stabilized assets, based on commercial real estate analysis from WDSuite.
The property’s 2008 construction is newer than the neighborhood’s older housing stock (average vintage 1971), providing competitive positioning versus legacy inventory. Investors should still plan for standard mid-life system updates and potential common-area refreshes to maintain standing against newer deliveries.
Safety indicators for the neighborhood are roughly mid-pack within the Pensacola-Ferry Pass-Brent metro (crime rank 55 out of 134 neighborhoods). Nationally, both property and violent offense metrics sit below the national middle, indicating more incidents than typical U.S. neighborhoods; however, recent year-over-year trends show meaningful improvement, with double-digit reductions in estimated rates. For investors, this trajectory suggests a stabilizing backdrop, though ongoing monitoring and property-level security measures remain prudent.
Major employers with verified proximity and distances are not available in this dataset. Investors should corroborate commute nodes and nearby employment centers to assess workforce housing demand and retention potential.
1200 N M St offers exposure to a renter-heavy inner-suburban neighborhood where everyday amenities are strong and household formation within a 3-mile radius is expected to expand. The 2008 vintage positions the asset competitively against older local stock while leaving room for targeted value-add through modernization and operating efficiencies. According to CRE market data from WDSuite, neighborhood occupancy and renter concentration support steady leasing, while ownership costs relative to incomes reinforce reliance on multifamily housing.
Key considerations include selectively addressing mid-life capital items and continuing to manage affordability and security thoughtfully. With strong grocery/pharmacy access but fewer parks and cafes, demand should skew toward practical convenience, making consistent operations and resident services central to retention.
- Renter-heavy neighborhood supports depth of tenant demand and stable occupancy
- 2008 construction offers competitive edge versus older area stock with light value-add potential
- Strong daily-needs amenities (grocery/pharmacy) bolster resident convenience and leasing
- Elevated ownership costs relative to incomes reinforce reliance on rentals and pricing power
- Risks: mid-pack safety profile, thinner lifestyle amenities, and mid-life system capex planning