| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 34th | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 904 S Florida Ave, Avon Park, FL, 33825, US |
| Region / Metro | Avon Park |
| Year of Construction | 1981 |
| Units | 38 |
| Transaction Date | 2021-07-23 |
| Transaction Price | $2,740,300 |
| Buyer | LAKEVIEW LANDINGS INVESTORS LLC |
| Seller | ZENKOR FUND G1 LLC |
904 S Florida Ave, Avon Park Multifamily Opportunity
Neighborhood fundamentals point to steady workforce rental demand supported by daily-needs retail and services, according to WDSuite s CRE market data. Investor focus centers on stable tenant depth and operational execution rather than premium rent growth.
Rated A and ranked 4th of 39 metro neighborhoods, this Inner Suburb location sits in the top quartile among Sebring-Avon Park neighborhoods. Grocery, parks, and pharmacy access test above national norms (each around the 70th D80th percentiles), while restaurants are competitive locally. Caf e9 density is limited, but childcare access is comparatively strong, which helps day-to-day convenience for residents.
The neighborhood 19s renter-occupied share is near two-fifths, indicating a meaningful tenant base that supports leasing stability. Median rent levels remain on the lower end nationally, and the local rent-to-income profile suggests manageable affordability pressure 4factors that can aid retention and minimize turnover risk for value-focused product.
Within a 3-mile radius, households have expanded even as average household size has trended smaller, pointing to more, smaller households entering the market and a broader pool of prospective renters. Forward-looking estimates indicate households are expected to continue increasing through 2028, which can support occupancy and absorption for efficiently sized units.
Vintage-wise, the property 19s 1981 construction is slightly newer than the neighborhood average (1977). That positioning can be competitive versus older stock; however, investors should still budget for system updates or targeted renovations to enhance durability and drive rentability.
Occupancy measured at the neighborhood level is competitive among Sebring-Avon Park neighborhoods (ranked 14 of 39) but below national averages, underscoring the importance of hands-on leasing and asset management to sustain performance through cycles.
Relative to the Sebring-Avon Park metro, this neighborhood ranks 38th of 39 on crime metrics, indicating elevated incident rates versus most local peers. In national terms, safety levels trend below average, though recent data show a modest year-over-year decline in property offenses, suggesting incremental improvement.
Investors typically account for this by emphasizing lighting, access control, and resident engagement, and by underwriting to conservative lease-up and retention assumptions aligned with area trends rather than block-level claims.
Regional employment access is anchored by industrial, retail headquarters, and specialty chemical employers within commuting distance, supporting workforce renter demand and lease retention for value-oriented units. Specifically, the nearby base includes Mosaic, Publix Super Markets, and Airgas Specialty Products.
- Mosaic chemicals & agriculture (35.8 miles)
- Publix Super Markets retail headquarters (42.0 miles) HQ
- Airgas Specialty Products industrial gases (43.6 miles)
This 38-unit asset with smaller-average unit sizes positions as cost-conscious housing in an A-rated neighborhood that ranks 4th of 39 in the Sebring-Avon Park metro. According to CRE market data from WDSuite, neighborhood occupancy trends are competitive locally but below national norms, so investor returns hinge on disciplined leasing, expense control, and targeted upgrades rather than outsized rent growth.
Built in 1981, the property is slightly newer than the neighborhood 19s average vintage, offering relative competitiveness versus older stock while still warranting capital planning for systems, interiors, and curb appeal. Local renter-occupied concentration near two-fifths, growing household counts within a 3-mile radius, and strong access to daily-needs amenities support a durable tenant base and steady absorption for efficiently sized units. Key watch items include below-average school ratings and elevated crime compared with metro peers.
- A-rated location, top quartile among 39 metro neighborhoods, with strong daily-needs access
- Efficient unit mix supports value-focused demand and potential retention
- 1981 vintage slightly newer than area average scope for targeted value-add to enhance competitiveness
- Neighborhood occupancy competitive locally; performance relies on hands-on leasing and expense discipline
- Risks: elevated crime vs. metro peers and below-average school ratings; conservative underwriting recommended