| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 47th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 826 Milano Cir, Brandon, FL, 33511, US |
| Region / Metro | Brandon |
| Year of Construction | 2005 |
| Units | 20 |
| Transaction Date | 2007-06-25 |
| Transaction Price | $41,075,000 |
| Buyer | FUND POINTE AT KINGS AVENUE LLC |
| Seller | THE POINTE AT KINGS AVENUE LLC |
826 Milano Cir Brandon Multifamily Investment Opportunity
Renter concentration in the surrounding neighborhood supports demand stability, according to WDSuite s CRE market data. Newer vintage relative to the area adds competitive positioning for a hold-or-value-add strategy.
Brandon s Inner Suburb setting delivers everyday convenience with a strong mix of parks, groceries, pharmacies, and childcare options. Parks coverage sits in the top quartile nationally, and grocery/pharmacy access ranks above national averages, while cafe density is limited. Average school ratings in this neighborhood are weaker than national norms, which can influence family renter preferences and leasing strategy.
The neighborhood carries an A- rating and ranks 145 out of 710 metro neighborhoods, placing it above the metro median. Amenities rank 87 of 710 (top quartile among metro neighborhoods), and housing fundamentals are also above national averages, pointing to a generally livable, demand-supportive location for workforce housing.
Multifamily demand is reinforced by a high share of renter-occupied units within the neighborhood (occupancy renter concentration is elevated versus peers, with a national percentile near the high 80s). Neighborhood occupancy is around 89%, suggesting steady leasing conditions; median contract rents trend above national norms, while rent-to-income ratios indicate relatively manageable affordability for retention.
Demographic statistics within a 3-mile radius show households have grown despite flat population trends, expanding the tenant base. Forward-looking projections indicate population growth and a meaningful increase in households over the next five years, which supports occupancy stability and leasing velocity. Elevated home values relative to incomes in the neighborhood context suggest a high-cost ownership market that tends to sustain multifamily demand.
Neighborhood safety indicators are mixed but trending more favorable on property offenses. Overall safety is near the national middle based on percentile comparisons, while estimated property offense rates have declined sharply year over year, placing the improvement in a top-tier national bracket. This trajectory can help support resident retention and mitigate turnover risk.
As with any infill suburban location, investors should underwrite with block-by-block nuance and monitor local trends over time rather than relying on a single-year snapshot.
Nearby corporate offices provide a diversified employment base across healthcare services, insurance, and financial services, supporting renter demand and commute convenience for residents. The list below highlights Cardinal Health, MetLife, Mosaic, Wellcare/Wellcare Health Plans, and Raymond James within typical commuting range.
- Cardinal Health corporate offices (4.2 miles)
- MetLife Insurance Company insurance (16.4 miles)
- Mosaic corporate offices (17.0 miles)
- Wellcare healthcare services (17.8 miles)
- Wellcare Health Plans healthcare services (18.0 miles) HQ
- Raymond James financial services (18.3 miles)
Built in 2005, the asset is newer than the neighborhood s average vintage, providing relative competitiveness versus older stock while leaving room for targeted updates to enhance curb appeal and operating efficiency. Neighborhood occupancy around 89% and a renter-occupied share that trends high versus peers point to durable tenant depth. Elevated home values relative to incomes tend to keep households in the rental market, while rent-to-income ratios suggest manageable affordability that can aid lease retention, based on CRE market data from WDSuite.
Within a 3-mile radius, households have grown and are projected to expand further alongside population growth over the next five years, supporting a larger tenant base and steady absorption. Amenity access is strong for daily needs, though school quality and select safety indicators warrant prudent underwriting and management focus.
- 2005 construction offers competitive positioning versus older neighborhood stock with selective value-add potential
- Renter-occupied share and neighborhood occupancy support demand stability and leasing continuity
- High-cost ownership context sustains renter reliance and pricing power with attentive lease management
- 3-mile household growth and projected population gains expand the tenant base and support absorption
- Risks: weaker average school ratings, mixed safety signals, and limited cafe density call for thoughtful positioning and operations