| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 31st | Poor |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 W Atwater Ave, Eustis, FL, 32726, US |
| Region / Metro | Eustis |
| Year of Construction | 1981 |
| Units | 68 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
300 W Atwater Ave Eustis Multifamily Investment
Positioned in Eustis with neighborhood occupancy around the low-90s, the asset benefits from steady renter demand and a deep local renter-occupied base, according to WDSuite’s CRE market data. The location supports stable operations for smaller-format units while offering room for selective value-add.
The property sits in an Inner Suburb setting within the Orlando-Kissimmee-Sanford metro, where the neighborhood holds a B rating and ranks 201 out of 465 metro neighborhoods—above the metro median on overall fundamentals. Grocery, pharmacy, parks, and childcare access are strengths, with neighborhood amenity density testing top quartile nationally in several categories, while cafes are limited.
Retail and daily-needs access is a relative advantage: neighborhood grocery density ranks 35 of 465 and pharmacies 50 of 465, both in the upper tier locally and top quartile nationally. Restaurants are also plentiful (rank 54 of 465), supporting leasing convenience. Parks and childcare options score well versus national peers, reinforcing family-friendly livability without depending on destination retail.
From an apartment operations standpoint, the neighborhood occupancy rate is near the metro middle, and the share of housing units that are renter-occupied is high (ranked 45 of 465; top quartile nationally). That renter concentration points to a broad tenant base and supports demand stability for workforce-oriented product. Median contract rents at the neighborhood level sit below national norms, which can aid lease retention, while ownership costs trend higher relative to incomes (value-to-income ratio ranks in the top decile nationally), often sustaining reliance on multifamily rentals.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years with additional growth forecast, alongside a projected increase in households and a gradual decrease in average household size. This combination typically expands the renter pool and supports occupancy stability, even as tenure mix may evolve over time. Median household incomes in the 3-mile radius have risen meaningfully, and effective rents have also advanced, according to WDSuite’s commercial real estate analysis, indicating capacity for continued renter demand management rather than outsized rent acceleration.
Neighborhood-level crime metrics are not available in WDSuite for this location, so investors should benchmark safety using broader city and metro trends alongside property-level measures (lighting, access control, and on-site management). Comparative due diligence with nearby neighborhoods in the Orlando-Kissimmee-Sanford metro can help frame risk and retention expectations.
Proximity to regional employers supports workforce housing demand and commute convenience, with nearby corporate offices spanning waste services, software, financial services, logistics, and hospitality.
- Waste Management — waste services (12.6 miles)
- Symantec — software (20.7 miles)
- Prudential — financial services (28.8 miles)
- Ryder — logistics (31.3 miles)
- Darden Restaurants — hospitality & restaurants (33.3 miles) — HQ
- Airgas Specialty Products — industrial gases (43.5 miles)
300 W Atwater Ave is a 68-unit, 1981-vintage community with compact average unit sizes (~445 sq. ft.), aligning with attainable, workforce-oriented product. Based on CRE market data from WDSuite, the surrounding neighborhood posts steady occupancy near the metro median and a high share of renter-occupied housing, indicating depth of tenant demand. The vintage suggests scope for targeted renovations and systems upgrades to enhance competitiveness and capture value-add returns.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, supporting a larger tenant base and helping sustain occupancy. Neighborhood-level ownership costs relative to incomes trend elevated, which can reinforce renter reliance on multifamily housing, while rents remain comparatively accessible—favorable for lease retention and measured pricing power. Key risks include uneven amenity categories (limited cafes), potential shifts in tenure toward ownership in the wider area over time, and typical CapEx needs associated with early-1980s construction.
- 1981 vintage with clear value-add and systems-upgrade opportunities
- High renter-occupied housing share in the neighborhood supports demand depth
- 3-mile population and household growth underpin occupancy stability and leasing
- Accessible rent positioning relative to a high-cost ownership context aids retention
- Risks: limited café options, possible tenure shift toward ownership, and typical 1980s CapEx