1275 Mahogany Mill Rd Pensacola Multifamily Investment

Located in an inner suburb of Pensacola, the property sits in a neighborhood rated C+ with dynamics investors often target for workforce housing. Restaurant and grocery access trends above metro medians (restaurants competitive locally and groceries in the top quartile among 134 metro neighborhoods), while cafes, parks, and pharmacies are thinner nearby—an operational consideration for marketing and resident experience.

Neighborhood occupancy is below metro norms, signaling leasing risk, but the renter-occupied share is high relative to the nation (upper percentiles), which points to depth in multifamily demand. Median contract rents benchmark on the lower side locally, helping with pricing flexibility and potential lease retention. The area’s housing stock is older on average (1967), and this 1984 asset is newer than much of the immediate competitive set—useful for positioning against legacy product, with scope to refresh systems and finishes as needed.

Within a 3-mile radius, recent years show a small decline in population alongside an increase in households and smaller average household sizes—changes that typically expand the renter pool for well-managed, right-sized apartments. Forward-looking data also indicate additional household growth, which can support occupancy stability for properties aligned to everyday price points.

Home values in the neighborhood are modest in absolute terms but relatively elevated versus local incomes (higher value-to-income ratio nationally), reinforcing reliance on rental options. At the same time, rent-to-income ratios skew comparatively manageable, which can aid lease renewals and limit turnover pressure. These conditions, based on CRE market data from WDSuite, suggest steady demand for functional units with practical amenities.