| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 29th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Brook Cir, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 Brook Cir Leesburg Multifamily Investment
Renter affordability and steady household growth signal demand resilience for this submarket, according to WDSuite's CRE market data. The asset's 1986 vintage positions it competitively against older local stock while leaving room for targeted value-add.
Livability and renter demand are supported by everyday conveniences: pharmacies and restaurants score in the top quartile nationally for neighborhood access, while grocery availability sits above the national median. Cafés and parks are limited locally, so on-site amenities and property activation can help capture and retain residents. School ratings in the neighborhood are below national norms (near the 15th percentile), which can influence unit mix and marketing toward adult households and workforce renters rather than family-centric positioning. All metrics in this paragraph refer to the neighborhood, not the property.
At the neighborhood level, median contract rents are near the national midpoint, and rent-to-income sits in a strong national percentile, indicating lower affordability pressure and potential for stable renewals. Neighborhood occupancy has trailed national norms but has edged up over the past five years, suggesting gradual stabilization; again, these figures reflect the neighborhood, not this specific asset.
Within a 3-mile radius, population and households have grown and are projected to expand further through 2028, pointing to a larger tenant base and deeper leasing funnel. The 3-mile area shows a renter-occupied share around two-fifths of housing units, indicating adequate depth for multifamily absorption and support for occupancy stability.
For investors comparing submarkets across the Orlando-Kissimmee-Sanford metro, this neighborhood is competitive on daily-needs access (top quartile for pharmacies and restaurants) but sits below the metro median on broader amenity density. That combination favors workforce housing strategies that emphasize convenience, pricing discipline, and operations-focused value creation over lifestyle amenity premiums.
Safety indicators for the neighborhood sit around the metro middle (ranked 154 among 465 Orlando-Kissimmee-Sanford neighborhoods). Nationally, violent-offense estimates are near the median and have improved year over year, while property-offense estimates sit below national safety medians with modest recent decline. These comparative signals are neighborhood-level, trend-oriented references rather than block-level conditions.
Proximity to established employers supports a stable renter base and commute convenience for workforce households. Nearby corporate offices include waste services, technology, financial services, logistics, and a major restaurant group HQ.
- Waste Management — environmental services (3.1 miles)
- Symantec — technology/security (30.2 miles)
- Prudential — financial services (33.9 miles)
- Ryder — logistics & transportation (36.5 miles)
- Darden Restaurants — corporate/restaurant group (37.9 miles) — HQ
This 50-unit, 1986-vintage asset offers a practical balance of in-place competitiveness and upgrade potential versus the neighborhood's older 1970s-era stock. Based on CRE market data from WDSuite, neighborhood rents track near the national midpoint and rent-to-income readings indicate limited affordability pressure, supporting retention and revenue management. By contrast, for-sale housing costs are relatively accessible in the area, which can create some competition with ownership; positioning the property on convenience and professional management can mitigate that pressure.
Demand fundamentals are supported by 3-mile radius demographics that show recent growth and a projected expansion in households through 2028, implying a larger tenant base for leasing. Proximity to a mix of regional employers further underpins workforce demand, while focused value-add (interiors, curb appeal, and systems modernization typical for assets of this vintage) can improve relative standing against both older local properties and newer deliveries nearby.
- 1986 construction provides a competitive starting point with clear modernization and value-add pathways.
- Neighborhood rents near the national midpoint and strong rent-to-income dynamics support retention and pricing discipline.
- 3-mile radius shows expanding population and households through 2028, indicating a growing renter pool.
- Risk: neighborhood occupancy lags national norms and broader amenities are thin; execution should emphasize operations, renewals, and on-site offerings.