| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 43rd | Fair |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1116 Melody Ln, Sebring, FL, 33872, US |
| Region / Metro | Sebring |
| Year of Construction | 1978 |
| Units | 32 |
| Transaction Date | 2006-12-28 |
| Transaction Price | $1,685,000 |
| Buyer | CPH SEBRING LLC |
| Seller | KCS GROUP OF CONSULTING INC |
1116 Melody Ln Sebring FL Multifamily Investment
Stabilizing neighborhood occupancy and a predominantly owner-occupied area point to steady renter demand and retention potential for a 32-unit asset, according to WDSuite’s CRE market data. The property’s older vintage suggests scope for targeted upgrades to compete against newer nearby supply.
The property sits in a suburban pocket of Sebring-Avon Park that is competitive among metro neighborhoods (ranked 10 out of 39). Neighborhood occupancy is measured for the area, not this property, and has improved over the last five years alongside an 85%+ level, signaling stable leasing conditions for well-managed assets based on WDSuite’s commercial real estate analysis.
Everyday convenience is a relative strength: restaurant and grocery density rank near the top of the metro (both within the top 3 of 39 neighborhoods), while cafes are also comparatively accessible (ranked 2 of 39). By contrast, parks, pharmacies, and childcare options are limited within the immediate neighborhood (ranks at the bottom of 39), so marketing may lean more on retail and dining access than recreational amenities.
Within a 3-mile radius, demographics show a slight population decline in recent years but a projected return to growth over the next five years, with households expected to increase and average household size trending smaller. For multifamily investors, that mix implies a gradually expanding tenant base and supports occupancy stability, even as the renter-occupied share remains modest.
Home values in the neighborhood sit in lower national percentiles, indicating a relatively accessible ownership market. For rentals, the takeaway is twofold: competition from ownership can be present, but a neighborhood-level rent-to-income ratio near the teens indicates manageable rents that can support lease retention and measured pricing power for operators who focus on value and service.
Vintage context: The average construction year in the neighborhood skews newer (2012). With a 1978 vintage, this asset can benefit from targeted capital planning and value-add improvements to close the amenity and finish gap versus newer stock, improving competitive position while keeping operating discipline.
Area safety trends are favorable in comparative terms. The neighborhood’s overall crime profile is stronger than many areas nationally (around the 73rd percentile), and violent incident metrics are especially strong (around the 94th percentile nationwide). These are neighborhood-level indicators, not property-specific claims.
Recent trend data also point to improvement: estimated violent offenses have declined year over year, and property crime showed a modest decrease. While operators should always apply standard risk management, the comparative data suggest conditions that are above many national benchmarks and competitive among Sebring-Avon Park neighborhoods.
Proximity to established employers supports a commuter renter base and helps underpin leasing stability. Nearby industry representation includes Mosaic.
- Mosaic — agriculture & mining (39.3 miles)
1116 Melody Ln combines stable neighborhood fundamentals with value-add potential. Neighborhood occupancy (area-level, not property-specific) has trended upward, and the 3-mile radius shows a projected increase in households and smaller household sizes — factors that can gradually expand the renter pool and support steady absorption. According to CRE market data from WDSuite, local food and grocery access is a strength, while limited park and pharmacy options suggest targeting residents who prioritize daily conveniences over recreation.
Built in 1978, the asset is older than much of the surrounding stock, which averages 2012. That vintage profile points to actionable renovation and systems upgrades to enhance competitiveness versus newer properties. With lower national home value percentiles and a neighborhood rent-to-income ratio near the teens, operators can balance pricing power with retention-focused leasing to manage turnover risk in an ownership-leaning area.
- Neighborhood occupancy stability and upward trend support leasing consistency (neighborhood-level metric).
- Strong daily convenience with notable restaurant and grocery density near the top of the metro (3 of 39 or better).
- 1978 vintage offers clear value-add upside through targeted interior and systems modernization versus newer local stock.
- Risks: owner-heavy area can limit the renter pool; limited parks/pharmacy nearby; older systems require disciplined capex planning.