| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 32nd | Poor |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 460 Hale Ave, Brooksville, FL, 34601, US |
| Region / Metro | Brooksville |
| Year of Construction | 1973 |
| Units | 50 |
| Transaction Date | 2018-07-06 |
| Transaction Price | $2,615,000 |
| Buyer | 460 HALE LLC |
| Seller | TRIPLE C INVESTMENTS-OAK PARK LLC |
460 Hale Ave Brooksville Multifamily Value-Add
Positioned in Brooksville’s inner-suburban fabric, this asset benefits from a sizable renter base and steady neighborhood amenity access, according to WDSuite’s CRE market data. The investment angle centers on operational execution and select upgrades to capture demand while managing affordability and retention.
Neighborhood amenities are comparatively well-distributed for a smaller Florida city: grocery and restaurant densities trend above national norms (neighborhood-level metrics), with cafes and pharmacies also scoring solidly. Within the Tampa–St. Petersburg–Clearwater metro, the neighborhood’s amenity rank places it in the top quartile among 710 neighborhoods, supporting daily convenience and renter appeal.
Renter-occupied housing accounts for roughly 48.7% of neighborhood units, signaling meaningful depth in the local tenant base. By contrast, neighborhood occupancy is below the metro median, suggesting investors should plan for disciplined leasing and resident retention strategies rather than assuming automatic absorption.
Within a 3-mile radius, population and household growth have been positive and are projected to continue through 2028, pointing to a larger tenant base over time. Household counts are expected to expand further even as average household size trends slightly lower, which can support multifamily demand as more households seek rental options.
Home values at the neighborhood level are lower than national medians, and rent-to-income ratios indicate manageable affordability pressure. In practice, this can mean some competition from ownership alternatives, making property condition, resident experience, and value-focused pricing important levers for lease-up and renewal.
Safety indicators show a mixed but improving picture. Neighborhood-level national percentiles point to comparatively favorable conditions versus many U.S. neighborhoods, while metro-relative ranks indicate variability within the Tampa market. Property-related incidents have declined sharply year over year, whereas the most recent annual change in violent incidents moved unfavorably. Investors should underwrite with attention to trend direction and property-level controls rather than relying on a single metric.
Regional employment nodes across Tampa Bay provide a broad white-collar and services-oriented base that supports renter demand and lease retention. Key employers within a commutable radius include MetLife Insurance Company, Raymond James, Waste Management, Wellcare Health Plans, and Publix Super Markets.
- MetLife Insurance Company — insurance (28.9 miles)
- Raymond James — financial services (32.2 miles)
- Waste Management — environmental services (36.0 miles)
- Wellcare Health Plans — healthcare plans (36.8 miles) — HQ
- Publix Super Markets — grocery retail (44.2 miles) — HQ
This 50-unit 1973-vintage property offers a straightforward value-add and operational execution thesis in an inner-suburban location with everyday amenities and an established renter base. Neighborhood occupancy trends sit below the metro median, but renter concentration is meaningful and 3-mile population and household growth projections point to a broader tenant pool over the next cycle. Lower neighborhood home values reinforce the importance of competitive positioning and resident experience to sustain pricing and renewal health.
According to CRE market data from WDSuite, neighborhood amenity access ranks in the top quartile within the Tampa–St. Petersburg–Clearwater metro, while national affordability indicators suggest manageable rent-to-income levels. The 1973 vintage creates clear pathways for targeted renovations, systems updates, and common-area improvements to enhance leasing velocity and reduce turnover risk.
- Established renter base with neighborhood renter-occupied share near half of housing units, supporting demand depth
- Top-quartile neighborhood amenity access in the Tampa metro aids leasing and retention
- 1973 vintage provides value-add potential through targeted unit and systems upgrades
- 3-mile population and household growth projections expand the tenant pool over time
- Risk: neighborhood occupancy below metro median requires disciplined leasing and resident retention management