| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 41st | Fair |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7201 Bruner St, Pensacola, FL, 32526, US |
| Region / Metro | Pensacola |
| Year of Construction | 1980 |
| Units | 50 |
| Transaction Date | 1998-08-18 |
| Transaction Price | $1,600,000 |
| Buyer | PETERSON CHRISTOPHER W |
| Seller | RIDE TOP APT LTD |
7201 Bruner St Pensacola Multifamily Investment
Renter demand is supported by nearby household growth and everyday retail access, while neighborhood occupancy trends warrant conservative underwriting, according to WDSuite’s CRE market data.
Located in suburban Pensacola, the property sits in a neighborhood rated C among 134 metro neighborhoods, with dining and grocery options relatively close by. Restaurant density ranks competitive within the metro and grocery access is above the metro median, while parks, cafes, childcare, and pharmacies are sparse in the immediate area. This mix points to day-to-day convenience but limited lifestyle amenities, a consideration for retention and repositioning.
Neighborhood occupancy stands below the metro median (84.5% and ranked 99 out of 134), suggesting investors should plan for disciplined leasing strategies and targeted marketing. Median asking rents in the neighborhood are mid-pack nationally, and the rent-to-income profile indicates lower affordability pressure, which can aid lease retention even if it moderates near‑term pricing power.
Within a 3-mile radius, population and household counts have grown in recent years, with forecasts indicating further population growth and a larger base of households. This projected expansion supports a broader tenant pool and can help stabilize occupancy through cycles. Renter-occupied housing represents 37.1% of units within 3 miles, signaling a meaningful renter concentration that supports multifamily demand depth.
The property’s 1980 vintage is slightly older than the neighborhood average (1983). For investors, that typically means planning for system upgrades and selective renovations to remain competitive with newer stock, while creating potential value‑add upside. Smaller average unit sizes (about 499 square feet) position the asset toward cost‑conscious renters, which can bolster demand in a high‑cost ownership cycle but also calls for attentive amenity and finish strategies to drive rent premiums.
Home values in the neighborhood sit on the lower end nationally. In practice, a more accessible ownership market can create some competition with rentals, but it also underscores the role of well-managed, smaller units as an appealing option for price‑sensitive households. Balanced pricing and resident experience become key levers for retention and steady cash flow.
Safety indicators present a mixed picture. Compared with the Pensacola-Ferry Pass-Brent metro, the neighborhood ranks closer to the higher-crime end (23rd among 134 metro neighborhoods), so operators should budget for standard property-level security measures. Nationally, however, the neighborhood sits around the 60th percentile for safety, indicating comparatively better conditions versus many U.S. neighborhoods.
Recent trend data shows a meaningful year-over-year decrease in violent offenses, placing the neighborhood in a strong improvement tier nationally (about the low single-digit rank among 134 in the metro and in the low 90s percentile nationwide). While past performance does not guarantee future conditions, the directional improvement is a constructive signal for longer-term operations.
This 50‑unit, 1980‑built asset in suburban Pensacola targets a sizable renter base with smaller average floor plans. The neighborhood shows below‑median occupancy versus the metro, so underwriting should emphasize leasing execution and retention. Offsetting this, the 3‑mile area shows population growth and rising household counts that expand the tenant pool, and rent-to-income dynamics suggest manageable affordability pressure that can support renewals, based on CRE market data from WDSuite.
Vintage creates a clear value‑add path: selective system updates and interior refreshes can improve competitive positioning against newer stock. Proximity to everyday retail is a plus, though limited parks and lifestyle amenities nearby argue for on‑site enhancements to drive stickiness. Ownership costs in the area are relatively accessible, which can create competition for renters; thoughtful pricing and resident experience will be important to maintain occupancy and cash flow resiliency.
- Expanding 3‑mile renter pool supports demand and occupancy stability over time.
- Value‑add potential from 1980 vintage via targeted system and interior upgrades.
- Everyday retail access aids leasing and resident convenience despite limited nearby parks/cafes.
- Manageable rent-to-income profile supports renewals and reduces turnover risk.
- Risk: Neighborhood occupancy trails metro median and relatively accessible ownership can compete with rentals—plan for disciplined pricing and resident retention.