| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 47th | Fair |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 181 Dryden Pl, Brooksville, FL, 34601, US |
| Region / Metro | Brooksville |
| Year of Construction | 1980 |
| Units | 61 |
| Transaction Date | 2021-12-30 |
| Transaction Price | $2,250,000 |
| Buyer | BROOKSVILLE RESIDENCES LLC |
| Seller | EB 200 DRYDEN PLACE LLC |
181 Dryden Pl Brooksville Multifamily Value-Add Opportunity
Neighborhood fundamentals point to steady renter demand supported by rising household counts within a 3-mile radius, according to WDSuite s CRE market data. With a 1980 vintage and a mid-market location, the asset s performance will hinge on practical renovations and disciplined operations rather than outsized rent growth.
Situated in Brooksville within the Tampa St. Petersburg Clearwater metro, the neighborhood is classified as rural and ranks near the lower end among 710 metro neighborhoods (overall rating D), signaling an operations-focused investment thesis. Amenity access is limited locally (amenities score in the lower national percentiles), which places more emphasis on on-site appeal, parking convenience, and property management to support leasing.
Rents in the neighborhood track in the mid range nationally while the metro context remains competitive, based on CRE market data from WDSuite. Neighborhood occupancy has improved over the past five years but remains below stronger metro submarkets, so investors should prioritize targeted leasing strategies and resident retention to sustain performance.
Demographic indicators within a 3-mile radius show population growth and an increase in households, expanding the potential tenant base and supporting occupancy stability. The share of housing units that are renter-occupied is meaningful for a rural area, providing depth for workforce housing demand, although pricing power is likely to be moderate.
Ownership costs in the immediate area are comparatively low versus national norms. That context can temper rent growth but may aid lease retention; operators should balance renewal management with value enhancements to maintain competitiveness against entry-level ownership options.
Neighborhood safety indicators compare favorably at the national level: overall crime sits around the mid-to-better range nationally, with property- and violent-offense measures trending in higher national percentiles (safer) relative to peer neighborhoods nationwide. These metrics reflect the broader neighborhood and not the property.
Recent year-over-year trends show an uptick in the violent-offense indicator, so investors should underwrite with standard risk controls and monitor evolving conditions. Relative positioning can still be advantageous versus many U.S. neighborhoods, but prudent security and resident engagement policies remain advisable.
Regional employers within commuting range support workforce housing demand and retention, including MetLife Insurance Company, Raymond James, Waste Management, Wellcare, Wellcare Health Plans, and Publix Super Markets.
- MetLife Insurance Company insurance (29.2 miles)
- Raymond James financial services (32.7 miles)
- Waste Management environmental services (34.9 miles)
- Wellcare healthcare services (37.4 miles)
- Wellcare Health Plans healthcare services (37.4 miles) HQ
- Publix Super Markets corporate offices (44.0 miles) HQ
181 Dryden Pl offers a 61-unit scale with a 1980 construction year, positioning it for value-add upgrades to kitchens, baths, common areas, and building systems. Within a 3-mile radius, population and households have been growing and are projected to expand further, indicating a larger tenant base and support for occupancy stability over the medium term. Rents are relatively moderate and rent-to-income indicators suggest manageable affordability pressure, favoring resident retention and steady lease management.
At the neighborhood level, limited nearby amenities and a lower relative occupancy baseline call for hands-on operations and targeted marketing. However, proximity to regional employment nodes across insurance, financial services, healthcare, and logistics underpins renter demand. According to CRE market data from WDSuite, the area s comparative safety positioning is favorable nationally, though recent violent-offense trends warrant routine monitoring and standard security practices. Entry-level ownership options are accessible locally, which can cap near-term pricing power but also encourages renewals when paired with thoughtful renovations and service.
- 61 units with 1980 vintage supports a clear value-add and systems upgrade plan
- Expanding 3-mile population and household counts point to a larger tenant base and occupancy stability
- Moderate rents and manageable rent-to-income dynamics favor retention and consistent leasing
- Commutable access to regional employers in insurance, finance, healthcare, and services supports workforce demand
- Risks: limited local amenities, neighborhood occupancy below stronger metro areas, and recent safety trend volatility