| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 45th | Fair |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Herons Landing Ln, Lake Placid, FL, 33852, US |
| Region / Metro | Lake Placid |
| Year of Construction | 1992 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 Herons Landing Ln Lake Placid Multifamily Investment
The surrounding neighborhood shows a renter-occupied share around one-third, supporting a defined tenant base and steady leasing, according to WDSuite’s CRE market data. With ownership costs higher relative to incomes than many areas nationally, rentals remain a practical option that can aid retention.
Neighborhood and Demand Drivers
The property sits in a rural part of Lake Placid, within a neighborhood rated A and ranked 6 of 39 in the Sebring–Avon Park metro — top quartile among metro neighborhoods. This positioning, based on CRE market data from WDSuite, points to solid underlying livability and demand fundamentals for workforce-oriented rentals.
Essential services are present: grocery and pharmacy access track above national medians for similar neighborhoods, while restaurants are moderately represented. Lifestyle amenities like parks and cafes are limited, consistent with a rural profile — an operating consideration for resident experience, but also a differentiator for tenants prioritizing value and quiet settings.
Renter-occupied housing accounts for a meaningful share of neighborhood units (ranked 5 of 39; nationally above the 70th percentile), indicating depth in the tenant pool. By contrast, overall housing occupancy trends sit closer to the metro median and below national norms, suggesting that leasing performance may hinge on effective marketing and management rather than outsized market tightness.
Within a 3-mile radius, recent years show a modest increase in household counts even as population edged down, implying smaller household sizes and a shifting composition of demand. Forecasts point to growth in households by 2028, which supports a larger tenant base and can help stabilize occupancy over the medium term.
Home values in the neighborhood are around national mid-range levels, but the value-to-income relationship is higher than many areas nationwide. That ownership cost context typically sustains reliance on rental housing, which can aid lease retention and pricing discipline for well-managed assets.
Safety Context
Based on WDSuite’s CRE market data, the neighborhood’s overall safety profile trends above national averages (national percentiles for crime indicators are in the upper half), though within the Sebring–Avon Park metro it ranks 25 of 39, placing it below the metro median. For investors, this suggests a generally comparable national context with some submarket variability.
Property-related offenses have improved significantly year over year (high national percentile with a notable decrease), which can support resident satisfaction and retention. Violent offense indicators sit in the safer half nationally but showed a recent uptick; monitoring trends and maintaining strong onsite practices remain prudent risk management steps.
Built in 1992, the asset is newer than the neighborhood’s average vintage, providing relative competitiveness versus older stock while still offering targeted upgrade opportunities as building systems age. A comparatively high share of renter-occupied housing in the neighborhood and ownership costs that outpace local incomes in relative terms both reinforce multifamily demand depth and lease retention potential.
Within a 3-mile radius, household counts have edged higher despite softer population trends, and forecasts call for additional household growth by 2028 — conditions that support renter pool expansion and occupancy stability when paired with disciplined operations, according to CRE market data from WDSuite.
- 1992 vintage is newer than area norms, with scope for selective value-add as systems reach mid-life.
- Renter-occupied share is comparatively high locally, supporting tenant depth and renewals.
- Ownership costs relative to incomes sustain reliance on rentals, aiding pricing discipline.
- 3-mile household growth outlook through 2028 supports a broader renter base and lease-up resilience.
- Risk: Housing occupancy trends are below national norms and amenities are limited; proactive leasing and resident programming are important.