| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 44th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 162 Jim Payne Rd, Groveland, FL, 34736, US |
| Region / Metro | Groveland |
| Year of Construction | 1995 |
| Units | 37 |
| Transaction Date | 2016-09-15 |
| Transaction Price | $1,270,900 |
| Buyer | HALLMARK GREENLEAF VILLAGE LLC |
| Seller | GREENLEAF VILLAGE OF GROVELAND LTD |
162 Jim Payne Rd Groveland Multifamily Investment
Neighborhood occupancy trends are comparatively strong while renter concentration remains limited, suggesting stable performance for well-positioned units, according to WDSuite s CRE market data. Suburban fundamentals and steady household growth point to durable renter demand over the medium term.
Located in suburban Groveland within the Orlando-Kissimmee-Sanford metro, the neighborhood posts an occupancy level that places it in the top quartile among 465 metro neighborhoods, per WDSuite. That backdrop generally supports leasing stability for existing assets, even as the area s renter-occupied share is lower than many metro peers, which can concentrate demand among professionally managed communities.
Within a 3-mile radius, population and household counts have expanded in recent years and are projected to continue growing by 2028. This trend points to a larger tenant base and supports ongoing absorption for multifamily, especially for properties that meet price-to-product fit. Median contract rents in the neighborhood sit above many national comparables while rent-to-income ratios indicate manageable affordability pressure, an element that can aid tenant retention.
Livability is characteristically suburban: grocery access is present but cafe, park, and childcare density is thinner than urban cores. Average school ratings in the area trend below national norms, which some owners factor into marketing and unit-mix strategy rather than relying on school-driven demand. Home values are elevated relative to many U.S. neighborhoods, reinforcing sustained reliance on multifamily rentals among households not pursuing ownership, which can benefit lease stability and pricing power.
Vintage context matters for competitive positioning. The neighborhood s average construction year skews older than 1990; a 1995 asset can show relative competitiveness versus older stock, though investors should anticipate typical system updates and selective modernization to maintain performance.
Neighborhood-level crime metrics were not available in the provided dataset. Investors typically benchmark safety using multi-year trends and comparisons to city and metro averages, supplemented by local law enforcement reports and property-level incident history to gauge operational risk and retention impacts.
The surrounding workforce is supported by a mix of regional corporate offices within commuting range, which can help underpin renter demand and retention for workforce-oriented units. Notable nearby employers include Waste Management, Prudential, Ryder, Darden Restaurants, and Airgas Specialty Products.
- Waste Management corporate offices (18.6 miles)
- Prudential corporate offices (25.8 miles)
- Ryder corporate offices (28.0 miles)
- Darden Restaurants corporate offices (28.1 miles) HQ
- Airgas Specialty Products corporate offices (29.2 miles)
162 Jim Payne Rd offers exposure to a suburban Orlando submarket where neighborhood occupancy ranks in the top quartile among 465 metro neighborhoods, indicating comparatively stable leasing conditions. While the renter-occupied share is lower than many metro areas, 3-mile radius demographics point to continued population and household growth through 2028, supporting a larger tenant base and sustained absorption for well-priced units.
Built in 1995, the property is newer than much of the local stock, which can be advantageous versus older comparables; investors should still plan for lifecycle system updates and selective value-add to maintain competitiveness. According to CRE market data from WDSuite, neighborhood rent levels and rent-to-income dynamics suggest manageable affordability pressure, a factor that can aid renewal outcomes while leaving room for targeted operational improvements.
- Occupancy in the neighborhood is top quartile among 465 metro neighborhoods, supporting leasing stability.
- 3-mile radius population and household growth expand the renter pool, aiding absorption and retention.
- 1995 vintage provides relative competitiveness versus older stock with potential for targeted value-add.
- Rent-to-income dynamics indicate manageable affordability pressure, supporting renewal potential.
- Risks: lower renter concentration and thinner amenity density may focus demand among well-managed assets and require car-oriented marketing.