| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 60th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1460 E Johnson Ave, Pensacola, FL, 32514, US |
| Region / Metro | Pensacola |
| Year of Construction | 1983 |
| Units | 40 |
| Transaction Date | 2013-09-25 |
| Transaction Price | $1,157,900 |
| Buyer | Aspen Village Acquisition, LLC |
| Seller | AAHF-104, LLC |
1460 E Johnson Ave, Pensacola FL Multifamily Investment
Neighborhood fundamentals point to resilient renter demand and steady occupancy, according to WDSuite’s CRE market data. The area’s high renter concentration supports leasing consistency for a 40-unit asset in Pensacola’s inner suburb.
Positioned in an Inner Suburb of Pensacola, the neighborhood carries an A+ rating and ranks 3rd out of 134 metro neighborhoods, indicating strong overall livability and investment appeal. Amenity access is competitive, with grocery, cafes, parks, and pharmacies scoring in the upper national percentiles, supporting day‑to‑day convenience and tenant retention.
For investors, renter demand depth is a key strength. The neighborhood’s share of renter‑occupied housing units is high (ranked 2nd out of 134), which points to a sizable tenant base and durable leasing pipelines. Occupancy in the neighborhood is competitive among Pensacola–Ferry Pass–Brent submarkets and sits in the top quartile nationally, reinforcing expectations for stable performance across cycles.
Rents benchmark above metro medians (top quintile locally and mid‑70s nationally), suggesting pricing power relative to comparable areas while still aligning with incomes. Rent‑to‑income sits at roughly a quarter, indicating manageable affordability pressure that can aid lease renewals and reduce turnover risk. Median home values are elevated relative to incomes (upper‑mid national percentile), which tends to sustain reliance on rental options and supports multifamily demand.
Within a 3‑mile radius, recent population and household counts softened modestly, but WDSuite data projects growth ahead, including an increase in households and incomes by the middle of the forecast period. This implies a larger tenant base and potential renter pool expansion over time, though near‑term leasing strategies should remain attentive to localized shifts in household size and tenure preferences. Construction vintage in the neighborhood averages mid‑1980s; the subject property’s 1983 delivery is slightly older, suggesting routine capital planning and targeted value‑add as avenues to enhance competitiveness against newer stock.
Safety indicators are mixed but improving in key areas. The neighborhood’s overall crime profile is modestly better than the national midpoint, and violent‑offense measures sit above the national median with a recent year‑over‑year decline that ranks among the stronger improvements nationally. This directional trend supports investor confidence in renter appeal and retention.
Property‑offense measures remain closer to national averages and have eased slightly over the past year. Framing this comparatively: the area is competitive among Pensacola–Ferry Pass–Brent neighborhoods, with recent trends pointing in a favorable direction. Owners can support outcomes through standard property management practices such as lighting, access control, and resident engagement without relying on block‑level conclusions.
1460 E Johnson Ave is a 40‑unit, 1983 vintage asset positioned within a top‑ranked Pensacola neighborhood where renter concentration and occupancy trends support stable operations. Neighborhood rents sit above metro medians while rent‑to‑income levels indicate manageable affordability pressure, reinforcing retention and pricing discipline. Based on CRE market data from WDSuite, the surrounding 3‑mile area is expected to see household and income growth over the forecast horizon, which can expand the tenant base and support steady absorption.
The 1983 construction suggests routine CapEx and targeted renovations could unlock value‑add upside versus mid‑1980s neighborhood stock, while the area’s amenity access and inner‑suburban location bolster leasing appeal. Investors should balance these strengths against measured risks, including property‑crime levels near national norms and a potential gradual shift toward ownership within the broader 3‑mile area that could modestly temper incremental rental demand.
- High renter concentration and competitive occupancy support leasing stability
- Rents above metro medians with manageable rent‑to‑income aid retention and pricing
- Forecast household and income growth within 3 miles expand the tenant base
- 1983 vintage offers value‑add potential via targeted renovations and CapEx
- Risks: property‑crime levels near national averages and broader tenure shifts toward ownership