| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Poor |
| Demographics | 29th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1175 Bentley Rd, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | 2016-06-16 |
| Transaction Price | $1,601,500 |
| Buyer | RJC BENTLEY VILLAS LLC |
| Seller | BENTLEY APARTMENTS LLC |
1175 Bentley Rd, Leesburg FL Multifamily Investment
Neighborhood demand is supported by renter pool expansion within 3 miles and accessible rents, according to WDSuite’s CRE market data, offering a pragmatic entry point with operational upside.
Located in suburban Leesburg within the Orlando–Kissimmee–Sanford metro, the asset benefits from a 3-mile trade area showing population growth and rising household counts. Data aggregated within a 3-mile radius indicates population increased over the last five years with further growth projected, alongside an 18.8% rise in households, which supports a larger tenant base and steadier leasing.
Everyday convenience is reasonable: restaurant density ranks in the top quartile nationally, grocery access is above the national median, and pharmacy presence is also top quartile, per WDSuite’s data. However, the neighborhood scores low for parks and cafes, so walk-to lifestyle amenities are limited and should be weighed when positioning the property.
Tenure patterns within 3 miles show roughly four in ten housing units are renter-occupied, indicating a meaningful renter concentration and depth for multifamily leasing. Median contract rents in the neighborhood sit near national mid-tier levels, and the rent-to-income ratio is favorable, suggesting room for measured rent growth and potential pricing power with careful lease management.
Built in 1988 versus a neighborhood average vintage around 1977, the property is newer than much of the surrounding stock—an advantage in competing for tenants—while investors should still plan for modernization of aging systems and selective common-area upgrades to sustain competitiveness.
Home values in the neighborhood are relatively modest compared with high-cost metros. That ownership landscape can introduce some competition with entry-level ownership, but it may also support renter retention for households prioritizing flexibility and lower upfront costs.
WDSuite’s neighborhood-level safety indicators place the area around the national middle on violent offenses and below the national median on property offenses. Within the Orlando–Kissimmee–Sanford metro, the neighborhood’s crime rank is 154th out of 465 neighborhoods, indicating safety outcomes that trail stronger suburban peers. Notably, recent trends show improvement, with estimated violent offense rates declining year over year, which is a constructive signal to monitor rather than a guarantee.
For investors, the takeaways are comparative and directional: safety is mixed relative to the metro and national benchmarks, yet trending positively. Underwriting should incorporate prudent security, lighting, and resident-experience measures and account for potential variability across blocks rather than assuming uniform conditions.
Proximity to diversified employers supports workforce demand and commute convenience, including environmental services, logistics, finance, cybersecurity, restaurant corporate operations, and industrial gases. These anchors can aid leasing stability for working households.
- Waste Management — environmental services (2.8 miles)
- Symantec — cybersecurity (30.5 miles)
- Prudential — financial services (34.1 miles)
- Ryder — logistics and transportation (36.6 miles)
- Darden Restaurants — restaurant corporate (38.0 miles) — HQ
- Airgas Specialty Products — industrial gases (44.4 miles)
This 48-unit, 1988-vintage asset presents a practical value proposition: a growing 3-mile renter base, mid-tier rent positioning, and a property that is newer than much of the local stock. According to CRE market data from WDSuite, neighborhood-level NOI per unit benchmarks are strong versus peers, while restaurant, grocery, and pharmacy access is competitive nationally. Near-term upside centers on operational execution and selective capital improvements to align interiors and common areas with tenant expectations.
Counterpoints to underwrite include neighborhood occupancy measured at the neighborhood level below stronger submarkets, limited park and cafe amenities, and school ratings that trail national norms. Even so, projected population and household gains within 3 miles imply a larger tenant base, and a favorable rent-to-income profile suggests capacity for disciplined rent growth without overextending affordability, supporting occupancy stability over a longer hold.
- 3-mile population and household growth expand the tenant base and support leasing momentum.
- 1988 vintage offers competitive positioning versus older neighborhood stock, with targeted modernization potential.
- Neighborhood NOI per unit levels are strong versus peers, per WDSuite's data, aiding the operating thesis.
- Amenity access is solid for daily needs (restaurants, groceries, pharmacies), supporting resident convenience.
- Risks: neighborhood occupancy is softer than stronger suburban submarkets, limited parks/cafes, and lower school ratings—plan for proactive asset management and demand cultivation.