| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Good |
| Demographics | 45th | Fair |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3806 N 9th Ave, Pensacola, FL, 32503, US |
| Region / Metro | Pensacola |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3806 N 9th Ave Pensacola Multifamily Investment
Renter demand is supported by a deep tenant base and steady neighborhood occupancy, according to WDSuite’s CRE market data. The location offers day-to-day convenience that can aid retention and reduce leasing friction.
Situated in an Inner Suburb pocket of Pensacola, the property benefits from strong lifestyle convenience. Neighborhood amenity access is competitive among Pensacola-Ferry Pass-Brent neighborhoods, with restaurant density in the top quartile nationally and solid coverage of groceries, pharmacies, and parks. This mix supports daily needs and can help stabilize renewal behavior.
Neighborhood occupancy trends are above the metro median (measured at the neighborhood level), indicating stable renter demand rather than short-term spikes. Renter-occupied housing share is in the top quartile locally, signaling a deep tenant base for smaller multifamily assets.
Construction year norms in the area skew to the early 1980s; this asset’s 1972 vintage is older, which points to value‑add or systems upgrades as levers to sharpen competitive positioning against newer stock.
Within a 3-mile radius, household counts increased over the past five years and are projected to rise further alongside smaller average household size. This points to renter pool expansion and supports occupancy stability for well-managed properties. Home values in the neighborhood sit in a mid-range for the region, and rent-to-income levels suggest manageable affordability pressure—factors that can aid lease retention while still allowing disciplined pricing.
School ratings for the neighborhood track below national averages, which can matter for family-oriented renters; however, the area’s amenity access and employment reach help sustain broad-based multifamily demand.
Safety conditions in the neighborhood are mixed. Relative to the metro, recent crime levels track below the median, and national comparisons indicate the area is below typical safety benchmarks. At the same time, one-year trends show meaningful declines in both property and violent offenses, suggesting some improvement. Investors should calibrate underwriting and onsite measures to local conditions and monitor trajectory rather than single-year readings.
Ranked against 134 metro neighborhoods, the area’s safety position sits below the metro median, while recent year-over-year declines in estimated offense rates are competitive among local peers. National percentiles indicate the neighborhood remains less safe than many areas nationwide, so prudent security, lighting, and resident engagement can be important to sustain leasing and retention.
This 24‑unit, 1972 vintage asset offers a pragmatic value‑add angle in a renter‑oriented Pensacola neighborhood. The tenant base is supported by above‑median neighborhood occupancy and a locally strong share of renter‑occupied units, while amenity access (restaurants, groceries, pharmacies, parks) enhances daily convenience that can aid renewals and limit downtime. Based on CRE market data from WDSuite, the neighborhood’s positioning within the metro is competitive, with livability features that sustain multifamily demand.
Within a 3‑mile radius, households have grown and are projected to expand further, with smaller household sizes pointing to more renters entering the market—supportive of occupancy stability for well‑maintained units. The 1972 vintage implies potential capital planning for systems and interiors; executed well, upgrades can improve relative competitiveness versus early‑1980s stock while preserving attainability that supports retention.
- Renter‑heavy neighborhood supports depth of tenant base and leasing stability.
- Above‑median neighborhood occupancy and strong amenity access bolster renewal potential.
- 3‑mile household growth and projected expansion point to ongoing renter demand.
- 1972 vintage enables value‑add strategy; targeted capex can enhance competitiveness.
- Risks: below‑average school ratings and safety positioning require thoughtful operations and underwriting.