| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 67th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18940 Pebble Links Cir, Tampa, FL, 33647, US |
| Region / Metro | Tampa |
| Year of Construction | 2013 |
| Units | 30 |
| Transaction Date | 2005-11-05 |
| Transaction Price | $2,310,000 |
| Buyer | THUNDER MESA PC LLC |
| Seller | BAYFAIR PEBBLE CREEK LLC |
18940 Pebble Links Cir Tampa 2013 Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, positioning this asset to compete well versus older suburban stock in the Tampa metro.
Located in an inner-suburban pocket of Tampa, the neighborhood ranks 139 out of 710 metro neighborhoods, placing it above the metro median and signaling balanced livability with investment appeal. Restaurant and grocery access are strengths (both competitive nationally), while parks and cafe density are limited within the neighborhood itself—factors to weigh when underwriting resident retention and marketing.
Occupancy in the neighborhood is among the strongest in the Tampa–St. Petersburg–Clearwater metro (ranked 18 of 710; top quartile nationally), a positive indicator for income stability at the submarket level. Median asking rents in the neighborhood sit in a higher national band, suggesting pricing power relative to many suburbs, though operators should calibrate concessions and renewal strategies to local competition.
Tenure patterns indicate a measured renter base: renter-occupied housing accounts for about one-quarter of units in the immediate neighborhood, while the 3-mile area shows around one-third renter concentration. For investors, this points to a viable, but not saturated, pool of multifamily demand with potential for steady lease-up and renewals rather than transient turnover.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, which supports a larger tenant base over time. Rising median incomes in the 3-mile area, coupled with a neighborhood rent-to-income ratio around 0.22, indicate manageable affordability pressure that can aid retention. Ownership costs in the area are elevated enough to sustain reliance on rentals for many households, but not so high as to eliminate competition from for-sale options—an important consideration when forecasting rent growth and renewal outcomes.
Based on WDSuite’s CRE market data, the neighborhood’s safety profile is comparatively favorable: it ranks 25 out of 710 Tampa–St. Petersburg–Clearwater neighborhoods and sits in a higher national safety percentile, indicating relatively lower reported crime versus many peer areas. Recent data also show notable year-over-year declines in both property and violent offenses, which, if sustained, can support leasing confidence and resident retention.
Nearby corporate offices provide a diversified white-collar employment base that supports renter demand and commute convenience, led by insurance, financial services, and healthcare organizations listed below.
- MetLife Insurance Company — insurance (2.3 miles)
- Raymond James — financial services (10.4 miles)
- Wellcare — healthcare services (14.7 miles)
- Wellcare Health Plans — healthcare services (14.8 miles) — HQ
- Cardinal Health — healthcare distribution (18.7 miles)
Built in 2013, this 30-unit asset is newer than much of the area’s housing stock (average vintage late 1980s), which can translate into competitive positioning versus older properties and potentially lower near-term capital needs. Neighborhood occupancy performance is among the metro’s strongest, and the 3-mile radius shows ongoing population and household growth—both supportive of a deeper tenant base and leasing stability.
Higher national positioning for neighborhood rents and solid incomes in the surrounding 3-mile area suggest room for disciplined revenue management, while a rent-to-income ratio near 0.22 indicates relatively manageable affordability pressure that can help sustain renewals. According to CRE market data from WDSuite, access to dining and grocery amenities is a local strength, though limited park and cafe density and a meaningful owner-occupied presence may moderate upside, reinforcing the need for precise unit positioning and amenity strategy.
- 2013 construction offers competitive positioning versus older suburban stock and may temper near-term CapEx
- Neighborhood occupancy ranks among the metro’s best, supporting income stability
- Expanding 3-mile population and households point to a growing renter pool and sustained demand
- Higher rent band with solid local incomes supports disciplined pricing and renewal strategies
- Risks: moderate competition from for-sale housing and limited park/cafe density could cap premium positioning without targeted upgrades