| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 27th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 Pamela St, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1981 |
| Units | 39 |
| Transaction Date | 2014-06-26 |
| Transaction Price | $1,938,000 |
| Buyer | LAKE FL TC LP |
| Seller | LITTLE TURTLE FL LLC |
1350 Pamela St Leesburg FL Multifamily Investment
Renter demand is supported by a competitive amenity mix and a renter-occupied share near half of local housing units, according to WDSuite’s CRE market data. Occupancy in the surrounding neighborhood trends around the national middle, suggesting stable lease-up potential with disciplined management.
The property sits in an Inner Suburb of the Orlando-Kissimmee-Sanford metro where daily-needs access is a relative strength. Amenity availability is competitive among 465 metro neighborhoods (ranked in the stronger tier locally) and above average nationally, with restaurants, groceries, parks, and pharmacies each landing around the top quartile nationwide. This convenience profile supports retention and broad appeal to workforce renters.
Neighborhood occupancy is around the national midpoint, signaling steady but not overheated conditions for multifamily owners. The share of housing units that are renter-occupied ranks in the upper tier locally (above metro median among 465 neighborhoods), indicating a deep tenant base that has historically supported leasing stability. Median rent levels in the neighborhood skew on the lower side relative to national peers, which can aid lease retention while moderating near-term pricing power.
School options measure below national norms (national percentile in the mid-teens), a factor for family renters but less material for smaller-household product. Within a 3-mile radius, demographics show population growth in recent years with households expanding at a faster pace than population and average household size edging down. Looking ahead, 3-mile forecasts point to meaningful increases in population and households, which should expand the renter pool and support occupancy, especially for smaller floor plans.
Ownership costs in the neighborhood are relatively accessible versus national benchmarks, and rent-to-income ratios trend on the lower side. For investors, this mix suggests solid demand depth but a need for thoughtful rent management, as accessible ownership options can create competition for some segments; at the same time, a competitive amenity base and renter concentration support steady absorption.
Safety indicators benchmark below national norms, and the neighborhood ranks in the lower half among 465 metro neighborhoods. Recent year-over-year estimates show increases in both property and violent offenses locally. Investors should underwrite to these dynamics, with an emphasis on on-site security practices, lighting, and resident screening to help support retention.
Nearby employers span waste services, cybersecurity, insurance, logistics, and restaurant corporate operations, supporting a broad workforce renter base and commute convenience for residents at this address.
- Waste Management — waste services (0.6 miles)
- Symantec — cybersecurity (32.6 miles)
- Prudential — insurance (36.3 miles)
- Ryder — logistics (38.9 miles)
- Darden Restaurants — restaurant corporate offices (40.2 miles) — HQ
This 39-unit asset benefits from a neighborhood with competitive daily-needs access and a renter-occupied share that ranks above the metro median, supporting depth of demand. Occupancy trends near the national middle, and median rents are comparatively accessible, aiding retention while requiring disciplined rent management. According to CRE market data from WDSuite, amenity density is strong relative to many peers, which can help sustain leasing.
Within a 3-mile radius, recent growth in population and households—and forecasts calling for continued expansion with smaller average household sizes—point to a larger tenant base over time. The property’s smaller average unit size aligns with demand from one- to two-person households. Counterbalancing factors include below-average school ratings, safety metrics that trail national benchmarks, and relatively accessible ownership that can compete with rentals, suggesting an emphasis on operations, value-oriented finishes, and resident experience.
- Competitive amenity access and strong renter concentration support stable absorption
- Occupancy near national midpoint with accessible rents aids retention
- 3-mile population and household growth expand the tenant base; smaller units fit shrinking household sizes
- Risks: safety metrics below national norms, lower school ratings, and accessible ownership may temper pricing power