| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 54th | Good |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14502 Valor Cir, Tampa, FL, 33613, US |
| Region / Metro | Tampa |
| Year of Construction | 1998 |
| Units | 120 |
| Transaction Date | 2017-05-04 |
| Transaction Price | $20,100,000 |
| Buyer | CSHF PEP USF LLC |
| Seller | C150 14502 Valor Circle, LLC |
14502 Valor Cir Tampa Multifamily Investment
Renter concentration in the surrounding neighborhood is high, supporting a deep tenant base and steady leasing prospects, according to CRE market data from WDSuite. With proximity to major employment nodes, this location favors demand durability even as management focuses on retention and pricing discipline.
The property sits in Tampa s Urban Core with a neighborhood rating of B-, offering investor-friendly fundamentals tied to workforce housing demand. Neighborhood occupancy is moderate, but a high share of renter-occupied housing units (among the highest in the metro) points to durable leasing depth. Based on CRE market data from WDSuite, the area s average net operating income per unit ranks in the top quartile nationally, signaling competitive rent-to-expense dynamics relative to many U.S. neighborhoods.
Daily-needs access is a relative strength: grocery availability ranks in a higher national tier and pharmacies are especially prevalent (competitive nationally). Sit-down dining, cafes, and parks are thinner in the immediate neighborhood, which may point residents toward nearby corridors for lifestyle amenities; investors should anticipate that convenience retail and medical services are the primary local draws. School rating data are not available for this neighborhood.
Construction vintage in the neighborhood skews to the early 1980s on average, while this asset s 1998 delivery positions it newer than much of the surrounding stock. That typically supports leasing competitiveness versus older buildings, though targeted modernization may still be accretive for systems and finishes.
Within a 3-mile radius, demographics show population growth and an expanding household base over recent years, with additional gains projected. This implies a larger tenant pool and supports occupancy stability over time, per commercial real estate analysis from WDSuite. Home values in the neighborhood benchmark below many U.S. areas, while ownership costs relative to income trend higher than average; together, these dynamics generally reinforce reliance on multifamily rentals and can aid lease retention.
Safety indicators are mixed when viewed against both metro and national context. The neighborhood s overall crime rank places it below the metro median (ranked 463 out of 710 metro neighborhoods), and national percentiles are also below average. That said, recent trends point to a modest improvement in violent incidents (nationally middle-of-the-pack for one-year change) while property offenses have risen year over year. Investors should underwrite with prudent security, lighting, and site-activation measures typical for Urban Core locations, and benchmark insurance and operating practices to comparable Tampa submarkets.
Nearby corporate nodes anchor a diversified employment base that supports workforce renter demand and commute convenience. Key employers include insurance, financial services, health plans, medical distribution, and electronics manufacturing offices within practical driving distance.
- MetLife Insurance Company insurance (4.1 miles)
- Raymond James financial services (5.7 miles)
- Wellcare Health Plans health plans/managed care (9.0 miles) HQ
- Cardinal Health medical distribution (13.9 miles)
- Jabil Circuit electronics manufacturing (20.5 miles) HQ
Delivered in 1998 and totaling 120 units, the asset is newer than much of the surrounding 1980s-vintage stock a relative advantage for leasing and capital planning. The neighborhood exhibits a very high share of renter-occupied housing units, creating depth in the tenant base, while nearby employment centers provide steady demand drivers. Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, expanding the renter pool and supporting occupancy over the long term, based on CRE market data from WDSuite.
Daily-needs convenience is strong (notably grocery and pharmacy access), while lifestyle amenities are more limited locally a manageable trade-off for workforce renters given the employment access. Affordability pressures warrant attention: rent-to-income ratios in the neighborhood suggest tighter budgets, so renewal strategies and value proposition will be key. Overall, the thesis rests on renter depth, demographic expansion, and a vintage that can compete today with upside from targeted renovations.
- Newer 1998 vintage vs. neighborhood average supports competitive positioning with manageable near-term capex.
- High renter-occupied share signals deep tenant base and demand durability.
- Expanding 3-mile population and households point to a growing renter pool and support occupancy over time.
- Proximity to diversified employers underpins leasing and retention for workforce units.
- Risks: affordability pressure and mixed safety trends require disciplined renewals, security, and expense control.