| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 64th | Best |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8050 N 9th Ave, Pensacola, FL, 32514, US |
| Region / Metro | Pensacola |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | 2017-03-01 |
| Transaction Price | $21,353,100 |
| Buyer | CH NORTHWOODS MONTAGE LLC CH N |
| Seller | --- |
8050 N 9th Ave Pensacola Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Pensacola supports multifamily performance, with neighborhood occupancy trending in the national upper quartile according to WDSuite’s CRE market data. For investors, the location’s everyday conveniences and balanced renter base point to steady leasing with selective value-add upside.
This Inner Suburb neighborhood of Pensacola-Ferry Pass-Brent posts a B+ rating and shows occupancy levels in the top quartile nationally, signaling durable leasing conditions for a 24-unit asset. Grocery access ranks above the metro median (39 of 134), while restaurants are competitive among metro peers, though cafes, parks, and pharmacies are limited within the immediate area. Median home values sit near national midranges, which suggests ownership is neither unusually costly nor unusually discounted, tempering extreme swings in renter conversion and supporting stable renewal dynamics.
Vintage matters here: the property’s 1979 construction is slightly older than the neighborhood average year (1982), pointing to potential capital planning and value-add opportunities (systems, unit finishes, common areas) to differentiate from similar stock. Neighborhood rents benchmark around the national middle, and a moderate rent-to-income profile supports retention; investors should manage pricing with attention to affordability pressure rather than pure push.
Tenure patterns indicate a meaningful renter-occupied share in the neighborhood, offering depth to the tenant base and supporting occupancy stability for multifamily. Within a 3-mile radius, demographics show households edging up recently and projected to increase further over the next five years, even as average household size trends lower—factors that typically expand the renter pool and sustain absorption. According to commercial real estate analysis from WDSuite, rising incomes in the near trade area add support for rent growth management while maintaining leasing velocity.
Safety signals are mixed but improving in ways relevant to leasing stability. Neighborhood violent incident trends have improved year over year and benchmark above the national middle (higher national percentile indicates comparatively safer conditions), while property offense measures track closer to national midranges. Recent declines in both violent and property offense estimates, per WDSuite’s CRE market data, suggest incremental progress rather than a step-change—useful context for underwriting renewal risk and onsite security protocols.
For a 1979-vintage, 24-unit property, the investment case centers on steady neighborhood occupancy (upper-quartile nationally), a balanced renter base, and room for targeted renovations to enhance competitiveness against similar-era assets. Within a 3-mile radius, forward-looking demographics point to a larger household count and smaller average household size—conditions that typically expand the renter pool and support occupancy stability. Median home values near national midranges limit extreme rent-versus-own distortions, while moderate rent-to-income ratios favor renewal management over aggressive push strategies.
Based on CRE market data from WDSuite, local amenities skew toward everyday necessities (not destination retail), which aligns with workforce-oriented demand and predictable leasing. The older vintage invites a value-add thesis—focused on unit interiors, building systems, and curb appeal—to capture rent premiums without relying on outsized market growth assumptions.
- Occupancy in the national upper quartile supports stable leasing and cash flow resilience.
- 1979 vintage offers value-add potential through targeted renovations and system upgrades.
- Household growth and smaller household sizes within 3 miles expand the renter pool and support absorption.
- Balanced rent-to-income dynamics enable retention-focused pricing and steady renewal performance.
- Risk: Limited nearby lifestyle amenities and an older building may require capex and active asset management to maintain competitiveness.