| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 43rd | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 813 Bloodworth Ln, Pensacola, FL, 32504, US |
| Region / Metro | Pensacola |
| Year of Construction | 1983 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
813 Bloodworth Ln Pensacola Multifamily Investment
Amenity density and a sizable renter-occupied base support leasing durability even as neighborhood occupancy has softened, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Pensacola, the neighborhood carries an A- rating and ranks 24th of 134 metro neighborhoods, placing it in the top quartile locally. For investors, this signals competitive fundamentals within the Pensacola-Ferry Pass-Brent market rather than a fringe location.
Day-to-day convenience is a strength: restaurants, cafes, and pharmacies rank among the stronger concentrations in the metro (each competitive among 134 neighborhoods), supporting resident satisfaction and lease retention. The area lacks park access, which may modestly limit outdoor-recreation appeal, but the retail and service mix offsets this for many renters.
The asset’s 1983 vintage is slightly older than the neighborhood’s average construction year (1988). That age profile points to potential value-add through unit and systems upgrades, paired with prudent capital planning to maintain competitiveness against newer stock.
On renter demand, the neighborhood’s share of renter-occupied housing units is elevated for the metro, indicating a deeper tenant base for multifamily. Neighborhood occupancy has eased versus five years ago, suggesting a more competitive leasing environment; however, median rents sit near national middle ranges and a low rent-to-income burden locally supports retention and steadier collections. Within a 3-mile radius, recent years show a modest population dip but projections call for population growth and a notable increase in households by the next five-year window, which would expand the renter pool and support occupancy stability if realized.
Home values are relatively elevated versus local incomes (higher national percentile for value-to-income), which tends to sustain reliance on rental housing; at the same time, rent levels imply manageable affordability pressure. For investors, that balance can support steady demand with measured pricing power rather than aggressive pushes that risk turnover.
Safety indicators are mixed relative to the metro and nation. Overall crime ranks near the middle among 134 Pensacola-Ferry Pass-Brent neighborhoods, and national percentiles indicate conditions that are roughly around national averages rather than top-tier. Recent trends are constructive: estimated violent offense rates have declined year over year, while property offenses have also edged down, according to WDSuite’s CRE market data.
For underwriting, this suggests neither a pronounced headwind nor a clear advantage; instead, it points to standard operating vigilance, lighting and access-control improvements typical for 1980s assets, and coordination with residents on basic safety measures.
This 112-unit 1983-vintage asset offers value-add potential in a top-quartile Pensacola submarket by metro rank, with strong neighborhood amenities and a renter-leaning housing stock supporting depth of demand. While neighborhood occupancy has softened from prior years, rent-to-income levels suggest manageable affordability pressure that can aid retention and stabilize collections as leasing conditions normalize.
Within a 3-mile radius, forecasts point to population growth and a meaningful increase in households over the next five years, indicating a larger tenant base and improved lease-up prospects. According to CRE market data from WDSuite, local home values sit high relative to incomes, reinforcing reliance on multifamily, while current rents track near mid-range nationally—positioning well for calibrated upgrades and revenue management rather than outsized rent jumps.
- Top-quartile neighborhood by metro rank with strong restaurant, cafe, and pharmacy density supporting renter convenience
- 1983 vintage allows targeted renovations for competitiveness versus newer stock and potential value-add upside
- Renter-occupied share indicates depth of tenant base; mid-range rents and low rent-to-income burden support retention
- 3-mile forecasts show population and household growth that can support occupancy stability and lease-up
- Risks: softer neighborhood occupancy, limited park access, and average safety levels warrant conservative underwriting and asset-level improvements