| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 47th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1002 Creekbridge Rd, Brandon, FL, 33511, US |
| Region / Metro | Brandon |
| Year of Construction | 1987 |
| Units | 115 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1002 Creekbridge Rd Brandon Multifamily — Renter-Driven Stability
Neighborhood-level data points to a deep renter base and steady demand drivers, according to WDSuite’s CRE market data, supporting durable operations for a 1987-vintage, 115-unit asset in Brandon, Florida.
Positioned in Brandon’s inner-suburban fabric of the Tampa–St. Petersburg–Clearwater metro, the neighborhood ranks 145 out of 710 metro neighborhoods (A-), placing it competitive among Tampa–St. Petersburg–Clearwater neighborhoods. Amenity access leans strong for daily needs: grocery, parks, and childcare availability sit in higher national percentiles, while cafes are comparatively limited. This mix supports day-to-day livability and helps with resident retention even without a heavy “lifestyle” footprint.
Renter-occupied housing comprises a large share of local units (measured at the neighborhood level), with the renter concentration above the metro median. That depth of renter households typically supports multifamily leasing velocity and reduces downtime risk. Neighborhood occupancy has trended up modestly over the last five years, suggesting demand stability through recent cycles.
From a cost-of-living lens, national benchmarks indicate median contract rents sit above the national midpoint with five-year growth in line with healthy Sun Belt markets, while the rent-to-income ratio tracks at investor-manageable levels. Elevated home values for owners relative to incomes in the area can reinforce renter reliance on multifamily housing, supporting pricing discipline and lease retention.
Livability signals are mixed but navigable. Grocery (77th percentile nationally), parks (83rd), and childcare (92nd) are strengths, whereas restaurant density is above average (69th) and cafes are sparse. Average school ratings are lower (national 15th percentile), which may influence unit mix positioning and marketing but doesn’t preclude workforce demand given commuting access to major employment nodes.
For the asset itself, a 1987 construction year is slightly older than the neighborhood’s average stock (1990). Investors should plan for targeted capital projects (systems, exteriors, and common-area modernization) that can unlock value-add upside and maintain competitive standing against newer inventory.
Safety indicators show a mixed but improving picture. Overall crime positioning sits near the national middle (around the 52nd percentile nationwide), while estimated violent offense levels benchmark below national averages (around the 33rd percentile). Importantly, estimated property offenses have declined materially year over year, with the improvement outperforming most U.S. neighborhoods. Within the Tampa–St. Petersburg–Clearwater metro (710 neighborhoods), recent trends place the area around the metro middle, suggesting conditions investors often underwrite as manageable with standard operational controls.
Nearby corporate employment centers anchor consistent commuter demand and support workforce housing dynamics, led by healthcare distribution, insurance, and managed care offices outlined below.
- Cardinal Health — healthcare distribution (3.9 miles)
- MetLife Insurance Company — insurance (16.7 miles)
- Mosaic — chemicals & mining corporate offices (17.0 miles)
- Wellcare — managed care (17.9 miles)
- Wellcare Health Plans — managed care (18.1 miles) — HQ
This 115-unit, 1987-vintage community in Brandon benefits from a renter-heavy neighborhood profile and resilient suburban fundamentals. The area’s renter concentration sits above the metro median, supporting a deeper tenant base and leasing stability, while median rents benchmark above national norms but remain aligned with incomes, aiding retention and measured pricing power. According to CRE market data from WDSuite, the submarket’s amenity fabric favors daily needs (grocery, parks, childcare) over lifestyle retail, reinforcing practical livability that supports occupancy.
Within a 3-mile radius, households are projected to expand meaningfully over the next five years alongside population growth, indicating a larger tenant pool and ongoing demand for professionally managed rentals. Elevated ownership costs relative to incomes in the neighborhood context further sustain reliance on multifamily, while the asset’s slightly older vintage creates clear pathways for selective value-add—modernizing interiors, systems, and shared spaces to compete effectively with newer stock.
- Renter concentration above the metro median supports demand depth and occupancy stability.
- Household and population growth within 3 miles point to a larger tenant base over the next five years.
- Daily-needs amenities (grocery, parks, childcare) test in higher national percentiles, aiding retention.
- Slightly older 1987 vintage opens value-add potential via targeted renovations and system upgrades.
- Risks: lower average school ratings and mixed safety benchmarks require thoughtful unit mix, marketing, and standard risk controls.