| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 29th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1103 Bentley Rd, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1984 |
| Units | 35 |
| Transaction Date | 2008-06-05 |
| Transaction Price | $1,400,400 |
| Buyer | LIFESTREAM BEHAVORIAL CENTER INC |
| Seller | R & F ENTERPRISES LLC |
1103 Bentley Rd Leesburg Multifamily Investment
Neighborhood data points to renter demand supported by improving incomes and projected household growth within 3 miles, according to WDSuite’s CRE market data, while the asset’s 1984 vintage suggests competitive positioning versus older local stock.
Situated in suburban Leesburg within the Orlando–Kissimmee–Sanford metro, the area around 1103 Bentley Rd offers day‑to‑day convenience with grocery and pharmacy access performing above many national peers, while parks, cafés, and childcare options are comparatively sparse. Average school ratings in the neighborhood are below national norms (about the 15th percentile), which some family renters may weigh alongside commute and price factors.
Neighborhood rent levels sit near the middle of national distributions and have risen over the past five years, and the neighborhood’s rent‑to‑income ratio tracks in a favorable high national percentile, indicating relatively low affordability pressure for tenants and potential support for lease retention. At the same time, neighborhood occupancy is below the metro median, suggesting leasing velocity may require sharper unit finishes, pricing discipline, or targeted concessions relative to stronger submarkets.
Within a 3‑mile radius, population and household counts have grown and are projected to increase further through 2028, implying a larger tenant base for multifamily operators. The current renter‑occupied share is material, and forecasts show the area tilting somewhat more toward ownership, which can increase competition from for‑sale options; operators who emphasize quality, service, and convenience can still capture demand from growing household counts.
From an investor lens, the neighborhood’s NOI per unit performance ranks in the top percentile nationally, based on CRE market data from WDSuite, highlighting strong income potential at the neighborhood level even as fundamentals remain mixed. Vintage in the immediate area skews a bit older than 1103 Bentley Rd, which can help a 1984 property compete on systems and finishes with a thoughtful capital plan.
Safety trends are mixed when viewed against national context. Violent‑offense measures for the neighborhood sit around the national midpoint, while property‑offense measures compare below the national median. Recent year‑over‑year data shows improvement, with a notable decrease in violent‑offense estimates and a modest decline in property‑offense estimates, according to WDSuite’s CRE market data.
Compared with other neighborhoods across the Orlando–Kissimmee–Sanford metro (465 neighborhoods total), the area tracks around metro averages rather than top‑quartile outcomes. Investors should incorporate standard safety‑related operating practices and weigh block‑level dynamics during on‑site diligence.
Employment access is anchored by nearby corporate offices that support workforce housing demand and commute convenience, including Waste Management, Symantec, Prudential, Ryder, and Darden Restaurants.
- Waste Management — environmental services (2.7 miles)
- Symantec — cybersecurity/software (30.6 miles)
- Prudential — insurance (34.2 miles)
- Ryder — logistics & transportation (36.7 miles)
- Darden Restaurants — restaurant group HQ (38.1 miles) — HQ
1103 Bentley Rd is a 35‑unit, 1984‑vintage asset positioned in a suburban Leesburg location where grocery and pharmacy access is solid but lifestyle amenities are thinner. The property’s vintage is newer than the neighborhood average, which can provide a competitive edge against older stock; targeted modernization can further differentiate. Neighborhood occupancy trends are softer than the metro median, but a favorable rent‑to‑income profile and projected population and household growth within 3 miles point to a growing renter pool and potential for stable absorption, based on commercial real estate analysis from WDSuite.
Ownership costs in the area are relatively accessible compared with many Florida markets, which can increase competition from for‑sale housing; however, anticipated household expansion and income growth may sustain multifamily demand, particularly for well‑managed, quality product. Operators should plan for selective value‑add to align with renter expectations and support leasing velocity.
- 1984 vintage offers competitive positioning versus older neighborhood stock with targeted upgrades
- 3‑mile population and household growth expands the tenant base and supports occupancy stability
- Favorable rent‑to‑income dynamics suggest manageable affordability pressure and potential retention
- Neighborhood NOI per unit trends are strong nationally, indicating solid income potential at the sub‑neighborhood level
- Risks: below‑median neighborhood occupancy, lower school ratings, and competition from ownership options may require pricing discipline and active management