| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 60th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8619 N Davis Hwy, Pensacola, FL, 32514, US |
| Region / Metro | Pensacola |
| Year of Construction | 1985 |
| Units | 73 |
| Transaction Date | 2014-05-22 |
| Transaction Price | $2,300,000 |
| Buyer | Davis Gardens Partners, LLC |
| Seller | 8619 North Davis Highway, |
8619 N Davis Hwy Pensacola Multifamily Investment
Neighborhood-level indicators point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data, supporting a defensible thesis for a 73-unit asset in Pensacola’s inner suburb.
This inner-suburb pocket of Pensacola carries an A+ neighborhood rating and ranks competitively among 134 metro neighborhoods, a signal of resilient fundamentals for multifamily. Neighborhood occupancy is 95.9% and has inched higher over five years, reflecting stability at the neighborhood level rather than at the property.
Renter concentration is high: 64.6% of housing units in the neighborhood are renter-occupied, which deepens the local tenant base and supports demand durability and predictable leasing.
Convenience amenities are a strength. Grocery and pharmacy access benchmark in the national top quartile, with cafes, parks, and restaurants also screening above national medians. Such amenity density typically aids resident retention and helps sustain occupancy and pricing power.
From a cost and demand standpoint, neighborhood median contract rents trend above the metro median, while a rent-to-income ratio near 0.25 indicates manageable affordability pressure—suggesting potential room for calibrated rent growth management. Home values are moderately elevated relative to incomes, which can reinforce reliance on rental housing and support lease retention for professionally managed assets.
Within a 3-mile radius, demographics show a modest population decline and smaller average household sizes over the past five years, while households are projected to increase through 2028. For investors, this points to a shifting mix—more, smaller households—that can expand the renter pool and support occupancy stability over time, based on multifamily property research from WDSuite.
Safety signals are mixed across scales. Compared with the Pensacola-Ferry Pass-Brent metro, the neighborhood sits below the metro median on crime rankings (measured among 134 neighborhoods), indicating comparatively higher local incident rates. Nationally, conditions trend closer to mid-range overall.
By offense type, violent incidents benchmark more favorably than many neighborhoods nationwide and have declined year over year, while property crime compares less favorably versus national norms. These are neighborhood-level indicators and should be considered alongside property operations, access control, and lighting/security measures.
8619 N Davis Hwy is a 73-unit, 1985-vintage asset positioned in a renter-heavy Pensacola neighborhood with stable occupancy and strong day-to-day convenience. Based on CRE market data from WDSuite, the surrounding neighborhood maintains above-median occupancy for the metro and ranks competitively on amenity access, supporting resident retention and steady leasing. The 1985 vintage may present targeted value-add opportunities—interiors, energy efficiency, and common-area updates—while remaining competitive against older local stock.
Demand fundamentals are underpinned by a high share of renter-occupied units at the neighborhood level and neighborhood rents that remain manageable relative to incomes, suggesting potential headroom for disciplined rent optimization. Within a 3-mile radius, a projected increase in households alongside smaller household sizes points to a broader tenant base over time, supporting occupancy stability; key watch items include localized property crime, regional population softening, and ongoing capital planning for an aging asset.
- Renter-heavy neighborhood and above-median occupancy support leasing stability
- Amenity-rich location (groceries, pharmacies, services) aids retention and rent performance
- 1985 vintage offers targeted value-add and systems modernization potential
- 3-mile outlook: more, smaller households can widen the renter pool and support occupancy
- Risks: mixed property-crime benchmarks, regional population softness, and CapEx for aging components