| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Poor |
| Demographics | 44th | Fair |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1275 Mahogany Mill Rd, Pensacola, FL, 32507, US |
| Region / Metro | Pensacola |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1275 Mahogany Mill Rd Pensacola Multifamily Investment
Neighborhood data point to a sizable renter-occupied base and solid daily-needs access, according to WDSuite’s CRE market data, supporting durable tenant demand even as occupancy trends vary at the neighborhood level.
Located in Pensacola’s inner suburb fabric, the property benefits from everyday convenience. Grocery access ranks in the top quartile among 134 metro neighborhoods and is in the top quartile nationally, while restaurant density is similarly competitive metro-wide. Broader amenity depth is above the metro median but trails leading lifestyle nodes, with limited parks, cafes, and pharmacies nearby.
The average construction year in the surrounding neighborhood is 1967, and this asset’s 1984 vintage is newer than much of the local stock. For investors, that generally implies more competitive layouts and systems than older properties, while selective modernization can still unlock rent positioning and operating efficiencies.
Renter-occupied housing comprises a large share of neighborhood units (high percentile locally), indicating depth in the tenant base for multifamily. Within a 3-mile radius, households have grown in recent years despite modest population contraction, and forecasts point to further household growth alongside smaller average household sizes. This combination can expand the effective renter pool and support leasing velocity and renewal potential.
On affordability and pricing power, neighborhood rents remain relatively accessible versus incomes, and home values are in a high-cost ownership context relative to local earnings (above the metro median by rank and higher national percentile). That backdrop can reinforce reliance on rental housing and aid retention, though it also argues for thoughtful lease management to balance occupancy and rent growth through cycles.
Safety indicators are mixed in a regional context. The neighborhood’s overall crime rank sits below the metro median among 134 Pensacola-area neighborhoods, while national comparisons place violent offense rates in a stronger position (above the national median percentile) and property offense closer to national mid-range. Recent year-over-year trends show some uptick in property offenses locally; investors should incorporate standard security, lighting, and management practices consistent with comparable inner-suburb assets.
This 48-unit 1984 asset offers a practical path to cash flow and value creation in an inner-suburb location with strong daily-needs access. The neighborhood shows a large share of renter-occupied housing units, and within a 3-mile radius households are expanding even as average household size declines—factors that can broaden the tenant base and support occupancy stability. According to CRE market data from WDSuite, local rents remain relatively manageable versus incomes, which supports lease retention but calls for disciplined revenue management.
With a vintage newer than much of the surrounding stock, targeted upgrades—interiors, energy efficiency, and curb appeal—can improve competitive positioning against older properties. Grocery and restaurant access ranks competitively both metro-wide and nationally, aiding day-to-day livability and leasing. Key risks include submarket occupancy variability and uneven amenity depth beyond essentials, which can be mitigated through focused operations and value-add execution.
- Newer-than-neighborhood-average 1984 vintage with scope for selective value-add
- Large renter-occupied share locally and growing household counts within 3 miles support demand depth
- Competitive grocery and restaurant access underpins livability and leasing appeal
- Managed affordability relative to incomes favors retention; emphasize disciplined pricing and renewals
- Risk: Neighborhood occupancy variability and limited park/cafe infrastructure may weigh on absorption