| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 66th | Best |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 511 Highway 466, Lady Lake, FL, 32159, US |
| Region / Metro | Lady Lake |
| Year of Construction | 1988 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
511 Highway 466 Lady Lake Multifamily Investment
Positioned in a suburban pocket with strong daily-needs amenities and modest renter-occupied share, the asset offers value-add potential and steady tenant demand according to WDSuite’s CRE market data. Vintage relative to nearby stock supports a renovation thesis while location fundamentals underpin leasing durability.
Lady Lake’s suburban setting delivers daily convenience that supports renter retention. Restaurant density is competitive among Orlando-Kissimmee-Sanford neighborhoods, and cafes, groceries, and pharmacies also rank competitively within the metro while landing in the upper national percentiles. Parks access is similarly competitive, giving residents nearby open-space options without sacrificing retail proximity.
Neighborhood schools average around the metro median and sit above the national midline, a neutral but serviceable backdrop for workforce households. Median home values are elevated for the area, and the value-to-income landscape indicates a high-cost ownership market. For investors, that typically sustains reliance on rental housing and can aid pricing power and lease-up consistency when paired with serviceable amenities and commute options.
The property’s 1988 construction is older than the neighborhood’s average vintage around 2000. That gap often points to targeted capital planning opportunities—interiors, common areas, and building systems—aimed at capturing rent lifts relative to newer comparables while preserving a cost advantage over ground-up product.
Within a 3-mile radius, households have grown meaningfully over the last five years and are projected to expand by roughly 40% through 2028, even as average household size trends smaller. This combination suggests a larger tenant base and steady in-migration of renters seeking smaller-format units—dynamics that can support occupancy stability and renewal rates over time, based on CRE market data from WDSuite.
Renter-occupied share in the immediate neighborhood is modest but not negligible, implying a thinner baseline of renters today but room for renter-pool expansion. With median contract rents rising in both neighborhood and 3-mile views, affordability should be managed intentionally, yet the rent-to-income backdrop leaves space for thoughtful upgrades without overextending tenants—supporting durable cash flow when executed with disciplined lease management.
Safety indicators are comparatively favorable in a regional and national context. The neighborhood’s overall crime positioning trends above national midline, and violent offense metrics sit in the top decile nationally with a strong metro ranking—supportive of tenant retention and leasing momentum.
Property offenses currently track well above national averages in terms of safety (upper national percentiles and a strong metro ranking), but the most recent year shows an uptick that merits monitoring. For investors, this argues for standard security measures and lighting/visibility improvements during renovations rather than a fundamental deterrent.
Nearby employers provide a diversified employment base that supports workforce housing demand and practical commute times, including waste services, cybersecurity, and financial services offices noted below.
- Waste Management — waste services (6.0 miles)
- Symantec — cybersecurity software (36.2 miles)
- Prudential — financial services (42.3 miles)
511 Highway 466 combines a competitive suburban location with a value-add profile. The 1988 vintage is older than the neighborhood’s average, creating a clear modernization path to differentiate against newer stock while maintaining a basis advantage. Neighborhood amenity access (restaurants, groceries, pharmacies, and parks) ranks competitively in the Orlando-Kissimmee-Sanford metro and in higher national percentiles—helpful for retention and leasing. According to CRE market data from WDSuite, renter concentration locally is modest but not thin, and median home values relative to incomes point to a high-cost ownership market that reinforces rental demand.
Within a 3-mile radius, households have expanded and are projected to grow materially through 2028, even as average household size trends smaller—factors that typically broaden the tenant base for smaller-format units and support occupancy stability. While neighborhood occupancy trends should be underwritten conservatively and recent property-offense trends warrant ongoing monitoring, the combination of amenity strength, ownership cost context, and a clear renovation thesis underpins a durable, execution-focused strategy.
- Older 1988 vintage supports targeted value-add and system upgrades to capture rent lifts
- Competitive amenity access and commuter convenience aid leasing velocity and renewals
- High-cost ownership market context reinforces reliance on rental housing and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool for smaller units
- Risks: underwrite for neighborhood occupancy softness and monitor property-offense trends with proactive security