| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 27th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1416 Griffin Rd, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1978 |
| Units | 60 |
| Transaction Date | 2012-09-18 |
| Transaction Price | $1,140,000 |
| Buyer | WINDEMERE LEESBURG LLC |
| Seller | LANDURA LEESBURG LTD |
1416 Griffin Rd Leesburg Multifamily Investment
Renter-occupied housing is concentrated in this neighborhood, supporting a steady tenant base and helping stabilize occupancy, according to WDSuite s CRE market data. Pricing remains approachable relative to incomes, which can aid retention without sacrificing disciplined revenue management.
Located in Leesburg within the Orlando-Kissimmee-Sanford metro, the neighborhood scores above the metro median for everyday amenities, with grocery, pharmacy, parks, and dining density competitive among 465 metro neighborhoods. Nationally, amenity access trends above average, which supports resident convenience and lease retention for a 60-unit asset.
Neighborhood renter-occupied share is elevated, indicating a deeper pool of prospective tenants and generally durable multifamily demand. Neighborhood occupancy is near the metro middle, suggesting stable leasing dynamics with room to outperform through focused operations and targeted repositioning.
Schools in the area trend below national averages (average ratings in the lower national percentiles), which can modestly limit family-driven demand but is less material for studios and smaller unit mixes. Median home values are low relative to national benchmarks; in this high-ownership-cost context at the national level, the local ownership landscape here is more accessible, which can introduce some competition with rentals, but rent-to-income levels in the neighborhood remain manageable, supporting lease stability.
Within a 3-mile radius, population and household counts have grown and are projected to continue increasing through the next five years, with smaller household sizes pointing to sustained demand for rental units. These trends, based on commercial real estate analysis from WDSuite, support a larger tenant base and underpin occupancy over a full cycle.
Safety trends here are weaker than both the metro median and national norms, with the neighborhood ranking in the lower tiers among 465 Orlando-Kissimmee-Sanford neighborhoods and landing below average nationally. Recent year-over-year changes indicate increases in both property and violent offenses, signaling a need for prudent security measures and tenant screening.
Investors should underwrite to neighborhood-level context rather than block-level assumptions and consider common risk mitigants (lighting, access control, active management). Monitoring trend direction alongside local policing initiatives can help evaluate whether conditions are stabilizing or improving over the hold period.
Proximity to a diverse employment base supports renter demand and commute convenience, led by Waste Management nearby and regional offices for Symantec, Prudential, Ryder, and Darden Restaurants. This mix spans waste services, cybersecurity, financial services, logistics, and a major restaurant group HQ, providing breadth across economic cycles.
- Waste Management waste services (0.67 miles)
- Symantec cybersecurity (32.48 miles)
- Prudential financial services (36.22 miles)
- Ryder logistics (38.77 miles)
- Darden Restaurants restaurant group (40.12 miles) HQ
Built in 1978, the property is slightly older than nearby stock, creating a clear value-add path through targeted renovations and systems upgrades while remaining competitive on rents. The surrounding neighborhood shows above-median amenity access in the metro and an elevated share of renter-occupied housing units, supporting depth of demand and day-to-day livability that can aid retention. According to CRE market data from WDSuite, neighborhood occupancy sits around the metro middle, suggesting the opportunity to capture operational upside with hands-on management.
Within a 3-mile radius, recent and projected population and household growth point to a larger tenant base over the next five years, even as average household size trends smaller. Local ownership costs are relatively accessible compared with national benchmarks, which can introduce competition from entry-level ownership; however, current rent-to-income dynamics remain manageable, supporting lease stability for well-positioned units.
- Value-add potential from 1978 vintage via targeted interior and systems upgrades
- Elevated renter-occupied share supports a deeper tenant pool and steady leasing
- Above-median metro amenity access aids day-to-day livability and retention
- 3-mile population and household growth support long-run demand and occupancy
- Risks: below-average safety metrics and local ownership competition warrant conservative underwriting