| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 37th | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1651 N County Road 19A, Eustis, FL, 32726, US |
| Region / Metro | Eustis |
| Year of Construction | 2005 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1651 N County Road 19A Eustis Multifamily Investment
Neighborhood renter-occupied concentration and steady occupancy suggest resilient demand, according to WDSuite’s CRE market data. Built in 2005, the asset’s newer vintage versus local stock can support competitive positioning with targeted updates.
Located in suburban Eustis within the Orlando–Kissimmee–Sanford metro, the neighborhood carries a C rating and ranks 353 out of 465 metro neighborhoods, placing it below the metro median. Even so, grocery access is a relative strength (competitive density), while cafes and pharmacies are sparse—an amenity mix that skews practical over lifestyle. For investors, this points to a workforce orientation rather than destination retail.
The average construction year in the neighborhood is 1984, and this property’s 2005 vintage is notably newer. That positioning can reduce near-term capital expenditures versus older comparables and offers a platform for selective value-add—think common-area refreshes, systems modernization as they age, and modest in-unit upgrades to sustain leasing velocity.
Renter-occupied housing represents a meaningful share of neighborhood units (above many areas nationally), indicating depth in the tenant base. At the 3-mile radius, demographics show population growth in recent years with additional household expansion projected, which supports occupancy stability and leasing prospects for multifamily. Household sizes are expected to edge lower, which often sustains demand for smaller formats and steady turnover management.
From a housing cost lens, the neighborhood’s value-to-income ratio ranks higher than many areas nationwide, signaling a relatively high-cost ownership landscape versus local incomes; that dynamic typically reinforces reliance on rental options and can support pricing power where rent-to-income remains balanced. Neighborhood occupancy trends sit around the middle of national peers, aligning with a steady, not overheated, demand profile.
Safety metrics for the neighborhood compare favorably overall: it ranks 51 out of 465 among Orlando–Kissimmee–Sanford neighborhoods, which is top quartile within the metro. Nationally, the area scores above average on safety comparisons, with violent offense rates benchmarking in a strong percentile range.
Recent trend signals are mixed. While violent offense measures have been stable to improving, property offenses showed a recent uptick year over year. Investors may wish to monitor these trends over the next few data releases and align onsite security, lighting, and resident engagement accordingly.
Nearby employers span waste services, cybersecurity software, financial services, logistics, and a major restaurant group headquarters—providing a diversified employment base that can underpin renter demand and lease retention for workforce-oriented units.
- Waste Management — waste services (12.7 miles)
- Symantec — cybersecurity software (21.3 miles)
- Prudential — financial services (30.7 miles)
- Ryder — logistics (33.1 miles)
- Darden Restaurants — restaurant group (35.2 miles) — HQ
This 81-unit asset, built in 2005, is materially newer than the neighborhood’s older housing stock. That vintage advantage supports competitive positioning versus legacy properties and offers measured value-add potential through selective interior and common-area improvements. Neighborhood renter-occupied share indicates a durable tenant base, and at the 3-mile radius, population and household growth—along with projections for additional household expansion—point to a larger renter pool over the medium term. Based on CRE market data from WDSuite, neighborhood occupancy trends are steady rather than cyclical, aligning with a workforce profile.
The ownership landscape skews relatively high when viewed against local incomes, which can sustain multifamily demand and bolster lease-up and retention where rent-to-income remains managed. Amenity access favors daily-needs retail (notably grocery), while lifestyle offerings are thinner—an operational consideration that typically aligns with value-oriented positioning. Investors should note mixed but improving safety benchmarks with a recent uptick in property offenses, best addressed through standard risk management and community programming.
- 2005 vintage versus older local stock supports competitive positioning with targeted capex
- Renter-occupied concentration and projected household growth expand the tenant base and support occupancy stability
- Daily-needs amenity access (notably grocery) aligns with workforce demand fundamentals
- Ownership costs relative to incomes support sustained rental reliance, aiding pricing power where affordability is monitored
- Risk: recent property offense uptick and limited lifestyle amenities warrant proactive onsite management