| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 44th | Fair |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 930 County Road 466, Lady Lake, FL, 32159, US |
| Region / Metro | Lady Lake |
| Year of Construction | 2010 |
| Units | 89 |
| Transaction Date | 2014-03-11 |
| Transaction Price | $25,985,000 |
| Buyer | American Realty Capital |
| Seller | Concordis Senior Living |
930 County Road 466 Lady Lake Multifamily Opportunity
2010-vintage, 89-unit asset positioned for steady renter demand amid a senior-skewed tenant base and an ownership-cost environment that supports leasing, according to WDSuite’s CRE market data.
Located in an Inner Suburb of the Orlando-Kissimmee-Sanford metro, the neighborhood posts a housing profile that is competitive for multifamily investors. Housing quality measures sit in the top quartile nationally, while the average local construction year skews newer than many U.S. neighborhoods. For this property, a 2010 build offers relative competitiveness versus older regional stock; investors can plan for targeted modernization rather than heavy capital projects.
Renter-occupied share in the neighborhood measures 44.2% of housing units, indicating a meaningful, though not dominant, renter concentration that can support multifamily demand depth. Neighborhood occupancy is measured for the area, not this property; at the neighborhood level it sits below the metro median, suggesting that hands-on leasing and retention strategies may be important to sustain performance.
Within a 3-mile radius, demographics are anchored by a large 65+ population and smaller household sizes. Recent years show population and household growth, with forecasts indicating further renter pool expansion through the next five years. This points to a larger tenant base over time and supports occupancy stability for appropriately positioned unit mixes and services.
Everyday conveniences are present though not dense: grocery and restaurant availability align near national midpoints, while cafes, parks, and childcare are sparser. For investors, this reads as a primarily auto-oriented submarket where on-site amenities and community programming can differentiate assets and bolster renewals.
Safety trends are a relative strength at the neighborhood level. Among 465 metro neighborhoods, this area ranks near the top for low crime, and it sits in the top decile nationally for both low violent and low property offense rates. Recent year-over-year estimates also indicate notable declines in both categories, which supports resident retention and lease-up narratives without overreliance on block-level claims.
The employment base nearby blends services and corporate offices that underpin steady commuter demand and support workforce housing dynamics. Notable employers include Waste Management, Symantec, and Prudential.
- Waste Management — environmental services (6.0 miles)
- Symantec — cybersecurity software (36.8 miles)
- Prudential — financial services (42.6 miles)
The asset’s 2010 vintage positions it favorably versus older neighborhood stock (average vintage is late-1980s), with scope for selective upgrades to refresh interiors and common areas rather than full-scale rehabs. Neighborhood-level occupancy trails the metro median, but a meaningful renter-occupied share and a growing, senior-skewed population within 3 miles signal durable demand for accessible, well-managed units. Elevated ownership costs relative to local incomes further reinforce reliance on rental housing, aiding lease retention and pricing power where management maintains affordability balance.
Based on CRE market data from WDSuite, the neighborhood’s income-to-value dynamics and mid-tier amenity access suggest a value-focused strategy that emphasizes on-site conveniences, service quality, and right-sized unit programming for smaller households. Investors should underwrite steady demand supported by projected growth in households within 3 miles, while planning for proactive lease management where rent-to-income ratios indicate potential affordability pressure.
- 2010 construction offers competitive positioning versus older area stock with targeted renovation upside
- Senior-leaning, expanding 3-mile renter pool supports occupancy stability for right-sized units
- Ownership costs relative to income bolster renter reliance, aiding retention and pricing discipline
- Neighborhood amenities are moderate; on-site features and services can differentiate and drive renewals
- Risk: neighborhood occupancy runs below metro median and rent-to-income signals require careful lease management