| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 41st | Fair |
| Amenities | 40th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4902 N MacDill Ave, Tampa, FL, 33614, US |
| Region / Metro | Tampa |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | 2020-06-17 |
| Transaction Price | $4,278,000 |
| Buyer | THE AVA APARTMENTS LLC |
| Seller | MABRY MANOR LLC |
4902 N MacDill Ave, Tampa FL Multifamily Investment
Neighborhood occupancy sits in the low-90% range and has edged higher over five years, supporting stable renter demand according to WDSuite’s CRE market data. Strength in everyday conveniences and a high renter concentration nearby position this asset for consistent leasing performance.
Located in Tampa’s Urban Core, the property benefits from a renter-oriented neighborhood profile and steady occupancy at the neighborhood level. The share of housing units that are renter-occupied is high, indicating a deep tenant base that can support leasing velocity and renewals. Neighborhood occupancy is around the low-90% range and has improved over the past five years, suggesting demand resilience for multifamily operators.
Daily-needs access is a relative strength: neighborhood grocery and pharmacy density track in the upper national percentiles, while restaurants are also well represented. Park, café, and childcare densities are limited, so lifestyle-oriented amenities may require short drives. For investors, that mix points to reliable convenience for residents with some amenity gaps that can be offset by on-site offerings or partnerships.
Home values in the neighborhood rank among the higher tiers nationally, reflecting a high-cost ownership market that can reinforce reliance on rental housing. At the same time, rent-to-income levels indicate some affordability pressure for renters, which calls for thoughtful lease management and renewal strategies rather than aggressive pricing. These dynamics can sustain occupancy while rewarding operators who focus on retention and service.
Within a 3-mile radius, demographics show a modest historical population dip but a projected increase in population and a notable rise in households over the next five years. A larger household count with slightly smaller average household sizes points to more households entering the renter pool, which supports occupancy stability and absorption. According to CRE market data from WDSuite, the neighborhood s average construction year skews older than this asset’s 1984 vintage, suggesting this property can compete well versus older local stock, though targeted modernization may still enhance performance.
Neighborhood safety indicators are mixed but improving. Overall crime levels align roughly with national mid-range comparisons, while violent and property offense measures sit somewhat below national safety percentiles. Recent year-over-year trends indicate double-digit declines in property offenses and a single-digit decline in violent offenses, pointing to incremental improvement rather than a structural shift.
For investors, this suggests standard operating focus: emphasize lighting, access control, and community engagement, and monitor trends relative to the broader Tampa-St. Petersburg-Clearwater metro as part of ongoing risk management.
Proximity to major employers supports renter demand through commute convenience, particularly across healthcare, insurance, and financial services represented below.
- Wellcare — insurance/health plans (4.4 miles)
- Wellcare Health Plans — insurance/health plans (4.5 miles) — HQ
- Raymond James — financial services offices (7.0 miles)
- Cardinal Health — healthcare distribution (11.0 miles)
- MetLife Insurance Company — insurance (12.0 miles)
This 1984-vintage, 24-unit property offers positioning advantages in a renter-heavy pocket of Tampa where neighborhood occupancy has held in the low-90% range and trended upward modestly. According to commercial real estate analysis from WDSuite, nearby ownership costs are elevated, which helps sustain reliance on rental housing even as rent-to-income levels warrant careful renewal and pricing strategies. Relative to the neighborhood’s older average vintage, the asset can compete on condition and curb appeal, with selective modernization likely to improve retention and capture demand.
Within a 3-mile radius, forecasts point to population growth and a substantial increase in households over the next five years, indicating a larger tenant base and support for occupancy stability. The renter share in the area is expected to edge higher, reinforcing demand depth, while employer access across healthcare and financial services provides an additional buffer for leasing consistency.
- High renter concentration and steady neighborhood occupancy support leasing stability.
- 1984 construction is newer than much of the local stock, with value-add potential via targeted updates.
- 3-mile forecasts show population and household growth, expanding the tenant base.
- Access to major employers in insurance, healthcare, and finance underpins renter demand.
- Risk: Elevated rent-to-income ratios and mixed safety metrics call for disciplined pricing and property management.