| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 51st | Good |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1680 N Delaware Ave, Avon Park, FL, 33825, US |
| Region / Metro | Avon Park |
| Year of Construction | 1980 |
| Units | 26 |
| Transaction Date | 2013-07-15 |
| Transaction Price | $680,000 |
| Buyer | RFG INVESTMENTS-AVON PARK LLC |
| Seller | GREEN OWL INVESTMENT LLC |
1680 N Delaware Ave Avon Park Multifamily Investment
Stabilized renter demand in a rural Florida neighborhood with rising households and steady occupancy, according to WDSuite’s CRE market data. Positioning favors smaller-format units and value-add strategies targeting rent-ready upgrades.
Avon Park’s rural neighborhood setting offers functional access to everyday needs with limited dining and cafe density, but a modest presence of parks and groceries. School quality stands out, with average ratings near 4 out of 5, ranking 1st among 39 metro neighborhoods and placing the area in the top quartile nationally — a family-friendly signal that can support longer tenancies.
Neighborhood occupancy is reported at roughly the mid‑80s and has increased over the past five years, per WDSuite’s commercial real estate analysis of the neighborhood (this refers to neighborhood occupancy, not the property). Median asking rents in the area remain comparatively low, supporting leasing velocity for smaller units while giving operators room to test renovations against local affordability.
Within a 3‑mile radius, population has edged down while the number of households and families has grown, indicating smaller household sizes and a broader base of individual renters entering the market. That mix typically supports a larger tenant base for studios and efficiencies and can aid occupancy stability through varied renter segments.
Home values in the neighborhood are elevated relative to local incomes (value‑to‑income ratios are higher than many peer areas in the metro), which tends to reinforce reliance on multifamily rentals and can bolster retention. At the same time, rent‑to‑income levels remain manageable, suggesting affordability pressures are present but not extreme, keeping lease management levers available for revenue optimization.
Construction in the immediate area averages mid‑1980s. This asset’s 1980 vintage is slightly older, pointing to potential capital planning needs, but also to renovation upside where interior updates can differentiate versus nearby stock.
Safety indicators compare favorably within the Sebring–Avon Park metro: the neighborhood’s crime rank sits near the high end (37th of 39), indicating relatively safer standing versus many local peers. Nationally, the picture is mixed — violent‑offense benchmarks place the area above the national middle, while property‑offense levels trend closer to the national average.
Recent trend data show a year‑over‑year decrease in estimated property offenses, which is constructive for resident retention and leasing. As with any submarket, investor underwriting should account for on‑the‑ground management practices and lighting/visibility improvements to support resident perception and minimize turnover risk.
The employment base draws from regional corporate operations that support commuting renters and workforce housing. Notable employers within driving distance include Mosaic, Publix Super Markets, and Airgas Specialty Products.
- Mosaic — fertilizers & industrial products (34.8 miles)
- Publix Super Markets — corporate offices (40.6 miles) — HQ
- Airgas Specialty Products — industrial gases (41.5 miles)
1680 N Delaware Ave is a 26‑unit, 1980‑vintage multifamily asset with compact average unit sizes that align with renter segments growing in the area. Neighborhood occupancy has improved over the past five years and median asking rents remain comparatively low, supporting lease‑up stability while leaving room to test incremental renovations. According to CRE market data from WDSuite, school quality is a relative strength versus the metro and nationally, which can underpin longer tenures for family and workforce renters.
The 1980 construction suggests near‑term capital planning (interiors, building systems) may unlock value‑add potential given nearby stock skews mid‑1980s. A higher value‑to‑income ownership environment reinforces reliance on rentals, while rent‑to‑income levels around the local norm help balance pricing power with retention. Investors should weigh the rural location and thinner amenity base against the stable renter pool and improving safety trends.
- Occupancy stability and low median rents support leasing and retention
- 1980 vintage offers value‑add upside through targeted renovations
- Strong school ratings (top in metro) enhance renter stickiness
- Ownership costs relative to income sustain rental demand depth
- Risk: rural setting and limited amenities may temper rent growth pace