| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 35th | Poor |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4400 Westover Ave, Pensacola, FL, 32506, US |
| Region / Metro | Pensacola |
| Year of Construction | 1983 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4400 Westover Ave Pensacola Multifamily Investment
Neighborhood occupancy has trended upward with a solid renter-occupied base, supporting leasing stability near the property, according to WDSuite s CRE market data. Positioned in an inner-suburb pocket of Pensacola, the area s attainable rents and everyday amenities point to durable workforce demand.
This inner-suburb location sits above the metro median overall (rank 65 of 134 Pensacola-Ferry Pass-Brent neighborhoods), with everyday needs well covered. Grocery and pharmacy access score competitively at the metro level, helping day-to-day convenience for residents. While cafés and parks are limited nearby, the area s practical retail mix aligns with workforce housing demand.
Renter concentration is meaningful at the neighborhood level (share of housing units that are renter-occupied is high relative to the metro), which supports a deeper tenant base for smaller multifamily assets. Neighborhood occupancy has held in the low-90s and improved over the past five years, signaling demand resilience rather than volatility.
Construction vintage averages 1963 in the neighborhood, and this 1983 asset is newer than much of the surrounding stock. That positioning can enhance competitiveness against older properties, though investors should plan for selective modernization and system updates to meet current renter expectations.
Within a 3-mile radius, demographics show steady population growth with a modest increase in households, and forecasts point to further household expansion alongside slightly smaller average household sizes. These trends imply a larger tenant base and continued renter pool expansion, underpinning occupancy stability. Median contract rents in the immediate neighborhood remain relatively attainable versus incomes, which can aid lease retention while still allowing measured rent optimization as conditions permit.
School ratings in the area are below national averages, which may limit some family-driven demand; however, workforce renters often prioritize commute and everyday amenities, both of which are adequately served here. Home values are on the lower side for the region, meaning ownership can be more accessible and may compete with rentals at the margin. Effective management and value-focused positioning can mitigate that competitive pressure.
Safety indicators are mixed. At the metro level, the neighborhood s crime placement is in the lower half (rank 43 of 134), while national positioning sits near mid-range, suggesting conditions broadly comparable to many communities nationwide. Importantly, recent trends show improvement in violent offense rates over the past year, indicating directional progress.
Investors should evaluate property-level security features and operational practices, while monitoring ongoing trends. Comparative context remains the most practical lens: conditions are neither among the metro s strongest nor its weakest, and recent data indicate incremental gains rather than deterioration.
4400 Westover Ave offers a small-scale Pensacola multifamily position aligned with everyday renter needs. Neighborhood occupancy has improved over five years and sits in a stable range, supported by a meaningful renter-occupied share and practical retail access. Based on CRE market data from WDSuite, the area s attainable rent profile and steady 3-mile household growth support demand depth for workforce-oriented units.
Built in 1983, the property is newer than much of the surrounding stock, which can confer a competitive edge versus older assets; targeted renovations and system updates may further enhance positioning. While school quality and metro-relative safety rank warrant attention, forward demographic momentum and a practical amenity base provide a foundation for stable operations with value-add potential.
- Occupancy stability in the neighborhood with upward five-year trend supports consistent leasing
- Meaningful renter-occupied share indicates a deeper tenant base for smaller multifamily
- 1983 vintage is newer than nearby stock, with potential to outperform older comps post-upgrades
- Attainable neighborhood rent levels aid retention while allowing measured pricing optimization
- Risks: below-average school ratings, metro-relative safety rank, and some competition from ownership options