| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 51st | Good |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9885 N Loop Rd, Pensacola, FL, 32507, US |
| Region / Metro | Pensacola |
| Year of Construction | 2006 |
| Units | 108 |
| Transaction Date | 2015-03-25 |
| Transaction Price | $12,600,000 |
| Buyer | Westdale Angel Landing, LP |
| Seller | --- |
9885 N Loop Rd Pensacola Multifamily Investment
Neighborhood-level occupancy trends appear stable and above the metro median, supporting leasing consistency for larger units, according to WDSuite’s CRE market data. Metrics cited reflect the surrounding neighborhood, not this specific property.
This suburban Pensacola location offers a balanced mix of livability and investment fundamentals for multifamily. Neighborhood amenity access is competitive among Pensacola-Ferry Pass-Brent neighborhoods (49 out of 134), with restaurants represented but fewer cafes, groceries, and pharmacies within the immediate area. Park access ranks in the top quartile nationally, adding outdoor appeal that can aid resident retention.
Neighborhood occupancy is strong at an estimated 93% and ranks above the metro median (51 of 134), a constructive backdrop for lease-up and renewal strategies. Median contract rents in the neighborhood sit in the higher range for the metro (rank 8 of 134), while the rent-to-income ratio signals manageable affordability pressure for many tenants, which can support pricing power without overextending residents.
The property’s 2006 construction is newer than the neighborhood average vintage of 2000. For investors, this generally indicates competitive positioning versus older stock, with possible mid-life system updates or targeted modernization to maintain performance. Large average unit sizes at the asset level (approximately 1,192 sq. ft.) may appeal to households seeking more space.
Within a 3-mile radius, demographics point to a larger tenant base than five years ago, with growth in both population and households. Forward-looking estimates suggest households continue to edge higher even as average household size trends lower, which can translate to steadier multifamily demand over time. Neighborhood home values are elevated relative to many areas in the region, which tends to reinforce reliance on rental options and can aid lease retention for well-positioned communities. Average school ratings in the neighborhood are lower, a consideration for family-oriented marketing and resident mix.
Safety indicators are mixed and should be understood in context. Neighborhood crime ranks 35 out of 134 locally (lower ranks indicate more reported crime relative to peers), yet the area sits modestly above the national median for overall safety. Property offenses have declined sharply year over year, placing the neighborhood in a stronger national improvement percentile, while violent offense levels benchmark in the top quartile nationally but showed a recent uptick. Investors should evaluate on-the-ground conditions and management practices to sustain resident confidence.
This 108-unit, 2006-built community in suburban Pensacola pairs a stable neighborhood operating backdrop with relative product competitiveness. Neighborhood occupancy trends are above the metro median, and higher neighborhood incomes alongside a moderate rent-to-income profile support depth of demand and renewal potential. The asset’s larger average unit sizes can capture family and roommate demand seeking space, while newer-than-average vintage versus the local stock suggests a favorable competitive set, with prudent capital planning for mid-life systems.
According to CRE market data from WDSuite, neighborhood rents track toward the higher end of the metro while home values remain elevated for the area—factors that typically sustain renter reliance on multifamily housing and support occupancy stability. Within a 3-mile radius, recent population and household growth expand the renter pool; projections indicate households continue to rise even as household sizes edge down, a pattern that can sustain leasing activity. Key watch items include uneven nearby retail access, lower average school ratings, and mixed-but-improving safety trends.
- Above-metro neighborhood occupancy supports leasing stability and renewals
- 2006 vintage and large average unit sizes enhance competitive positioning
- Higher neighborhood incomes with moderate rent-to-income support pricing power
- 3-mile household growth and smaller household sizes expand renter demand
- Risks: limited immediate retail, lower school ratings, and mixed safety trends