| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 51st | Good |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1620 N Delaware Ave, Avon Park, FL, 33825, US |
| Region / Metro | Avon Park |
| Year of Construction | 1981 |
| Units | 26 |
| Transaction Date | 2021-06-25 |
| Transaction Price | $4,060,000 |
| Buyer | RFG INVESTMENTS AVON PARK LLC |
| Seller | GREEN OWL INVESTMENT LLC |
1620 N Delaware Ave Avon Park Multifamily Investment
Neighborhood occupancy is competitive within the Sebring-Avon Park metro and a meaningful renter-occupied share supports a steady tenant base, according to WDSuite s commercial real estate analysis. These statistics reflect neighborhood conditions rather than the property and point to stable demand drivers for a 26-unit asset.
Set in a rural neighborhood of Avon Park, the area offers basic daily needs with limited retail density. Grocery access ranks 15th among 39 metro neighborhoods, while cafes and restaurants are sparse, underscoring a car-oriented setting. Parks access is comparatively stronger (ranked 5th of 39), adding livability for residents.
Schools are a relative strength: the average school rating is among the highest in the metro (ranked 1st of 39) and sits in the top quartile nationally, which can aid leasing and retention for family renters. These are neighborhood-level indicators, not property-specific performance.
For housing fundamentals, neighborhood occupancy is competitive among Sebring-Avon Park neighborhoods (ranked 10th of 39) and the share of renter-occupied housing units sits near one-third, indicating a defined renter base for multifamily demand. Median contract rent levels rank 17th of 39 in the metro and sit below the national midpoint, which can support leasing velocity while requiring disciplined revenue management.
Within a 3-mile radius, population has edged down over five years while household and family counts have increased, alongside smaller average household size. This pattern typically expands the renter pool for smaller households and supports occupancy stability even with modest population shifts, based on CRE market data from WDSuite.
Ownership costs are elevated relative to local incomes at the neighborhood level (value-to-income rank 6th of 39 and above the national midpoint). In practice, a higher-cost ownership market can sustain reliance on rental housing, supporting tenant retention and pricing discipline for well-managed multifamily assets.
Safety indicators are mixed and should be contextualized. Within the Sebring-Avon Park metro, the neighborhood ranks 37th out of 39 on crime, signaling higher relative incident levels versus nearby areas. Nationally, the neighborhood sits around the middle of the pack, with violent-offense measures above the national median (safer than average) and property-offense measures below the national median (less favorable). These are neighborhood-level signals rather than site-specific conditions.
Recent trends matter for forward risk management: estimated property offenses have decreased year over year, which can help operating stability if sustained. Investors should underwrite appropriate security measures and insurance assumptions consistent with local conditions.
Regional employment is diverse across corporate offices and distribution, supporting workforce housing demand and commute convenience for renters. Notable nearby employers include Mosaic, Publix Super Markets, and Airgas Specialty Products.
- Mosaic corporate offices (34.8 miles)
- Publix Super Markets corporate offices (40.6 miles) HQ
- Airgas Specialty Products corporate offices (41.6 miles)
This 26-unit property delivers exposure to a renter base supported by competitive neighborhood occupancy and a school system that ranks 1st among 39 metro neighborhoods. Renter-occupied housing concentration and below-national-median rent positioning underpin leasing resiliency, while a higher-cost ownership landscape tends to sustain reliance on rental housing and help retention.
Built in 1981, the asset is modestly older than the neighborhood s average vintage. That creates potential for targeted value-add through interior updates, systems modernization, and operational improvements to enhance rent competitiveness versus newer stock, according to CRE market data from WDSuite. Demographic patterns within a 3-mile radius show rising household counts despite softer population totals, indicating a broader tenant base for smaller households and supporting occupancy stability.
- Competitive neighborhood occupancy and defined renter base support demand
- Top-ranked neighborhood schools can aid leasing and retention
- 1981 vintage offers value-add potential via selective renovations
- Household growth within 3 miles expands the tenant pool and supports stability
- Risk: local crime ranks weaker within the metro underwrite security and insurance accordingly