| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 52nd | Good |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4600 Twin Oaks Dr, Pensacola, FL, 32506, US |
| Region / Metro | Pensacola |
| Year of Construction | 1976 |
| Units | 48 |
| Transaction Date | 2024-11-27 |
| Transaction Price | $9,150,000 |
| Buyer | ARAMAR INVESTMENTS LLC |
| Seller | PEACHTREE FL LLC |
4600 Twin Oaks Dr Pensacola Multifamily Investment
Renter demand in this inner-suburb location is supported by a high neighborhood share of renter-occupied units and everyday conveniences, according to WDSuite s CRE market data. Stable, value-oriented rents point to retention potential with prudent lease management.
This Inner Suburb pocket of Pensacola offers practical livability for workforce renters. Neighborhood data indicates strong access to daily needs with grocery and restaurant density competitive at the metro level, while parks, pharmacies, and cafes are limited. For investors, that mix often supports leasing velocity for needs-based housing but may cap lifestyle-driven premiums.
Neighborhood occupancy is measured at the neighborhood level, not the property; it currently trails the metro median and has softened over the past five years. Yet the renter-occupied share is high in the neighborhood (renter concentration), signaling a deep tenant base that can support ongoing leasing activity. In this context, commercial real estate analysis points to operational focus on renewals and targeted upgrades to sustain occupancy.
Within a 3-mile radius, recent population growth has been modest, and forecasts show a slight pullback. However, households are projected to increase as average household size declines, expanding the pool of households relative to residents and supporting multifamily demand. Rising household incomes in the same 3-mile area further reinforce the ability to support rent levels over time, which can aid pricing discipline and reduce turnover risk.
Home values in the neighborhood are lower than many U.S. locations, creating a more accessible ownership market that can compete with rentals at certain price points. At the same time, rent-to-income levels suggest manageable affordability pressure locally, which can support lease retention and measured rent growth where upgrades warrant.
Safety trends are mixed when compared with regional and national benchmarks. The neighborhood s crime rank is below the metro median (ranked 88 out of 134 Pensacola-Ferry Pass-Brent neighborhoods), indicating more crime than many local peers. Nationally, the neighborhood sits below average for safety based on percentile comparisons, though violent offense indicators trend closer to the national middle. Year-over-year estimates point to an uptick in property offenses, so investors may want to factor security measures and lighting into capital plans.
Built in 1976, the asset is newer than much of the surrounding housing stock, providing relative competitiveness versus older inventory while still warranting selective modernization of systems and finishes. Demand is supported by a high neighborhood share of renter-occupied units and access to everyday retail and services. Based on CRE market data from WDSuite, neighborhood occupancy has eased in recent years, so execution will hinge on focused leasing, renewals, and value-add that prioritizes durability and rent-to-income alignment.
Within a 3-mile radius, households are expanding even as average household size declines, pointing to a larger tenant base over time. Rising incomes in the same radius and manageable rent-to-income levels in the neighborhood support measured rent strategies, while the local ownership market s lower price point suggests the need to maintain a compelling rental value proposition. Safety metrics trail the metro median, so operational plans that incorporate visibility, lighting, and community standards can help sustain occupancy and retention.
- 1976 vintage offers a competitive edge versus older neighborhood stock, with targeted modernization for systems and finishes.
- High neighborhood renter concentration supports depth of tenant demand and leasing stability.
- Everyday retail and services nearby support needs-based renter demand and renewal potential.
- Household growth within 3 miles and rising incomes reinforce a broader tenant base and pricing discipline.
- Risks: neighborhood occupancy softness and below-median safety metrics call for proactive leasing, security, and value-focused unit upgrades.