| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 27th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2000 Park Cir, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1981 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2000 Park Cir, Leesburg FL Multifamily Investment
Renter concentration and neighborhood occupancy near mid-range levels suggest a stable tenant base, according to WDSuite’s CRE market data. Positioning centers on durable workforce demand with room for value-add execution rather than outsized rent growth bets.
Located in an inner suburb of the Orlando-Kissimmee-Sanford metro, the neighborhood rates C and sits above the metro median in amenity access, with restaurants and grocery options performing in higher national percentiles. Parks and pharmacies are convenient, while cafes are present but thinner and childcare options are limited. Average school ratings track below national norms, which can influence renter profiles and leasing strategies.
The neighborhood’s occupancy rate is around the national midpoint, supporting baseline leasing stability. Renter-occupied housing accounts for a sizable share of local units (48.4%), indicating depth in the tenant base and reinforcing demand for multifamily. Homeownership costs are comparatively accessible locally, which may increase competition with ownership alternatives; at the same time, a rent-to-income profile near the low end supports retention but may moderate pricing power.
Within a 3-mile radius, population and household counts have grown and are projected to continue increasing through 2028, with household sizes trending smaller—factors that typically expand the renter pool and support occupancy. These dynamics, based on multifamily property research from WDSuite, point to steady demand for efficiently sized units and workforce-oriented product.
Safety indicators for the neighborhood trend below the national median, with higher property offense exposure than many U.S. neighborhoods and recent year-over-year increases in both property and violent offense measures. These are neighborhood-level signals, not property-specific, and should be monitored alongside on-the-ground management practices and security measures.
For investors, comparative context matters: while some Orlando metro neighborhoods rank stronger on safety, others are similar. Prudent underwriting can account for potential operating costs (e.g., security, lighting, access controls) and focus on tenant retention through consistent community standards.
Nearby corporate offices support a broad workforce tenant base and commute convenience, anchored by environmental services, cybersecurity, financial services, logistics, and a major restaurant group headquarters.
- Waste Management — environmental services (1.3 miles)
- Symantec — cybersecurity (34.0 miles)
- Prudential — financial services (37.1 miles)
- Ryder — logistics (39.7 miles)
- Darden Restaurants — restaurant group (41.0 miles) — HQ
This 80-unit asset, constructed in 1981, offers a clear value-add and capital planning angle: vintage systems and finishes present modernization opportunities to enhance competitiveness against newer stock while targeting workforce renters. Neighborhood fundamentals are serviceable—mid-range occupancy and a high share of renter-occupied housing—while 3-mile radius growth in population and households points to a larger tenant base and supports occupancy stability over the medium term.
According to CRE market data from WDSuite, amenity access is comparatively strong for essentials like grocery and restaurants, aiding day-to-day livability. Countervailing considerations include below-median school ratings, neighborhood safety metrics that lag national medians, and more accessible ownership options that can temper pricing power. Underwriting that emphasizes operational execution, selective renovations, and a focus on retention should align with the submarket’s demand profile.
- 1981 vintage supports a targeted value-add plan focused on systems, interiors, and curb appeal
- Renter-occupied concentration and mid-range neighborhood occupancy support baseline leasing stability
- 3-mile population and household growth expand the tenant base and support absorption
- Amenity access (grocery, restaurants, parks) bolsters livability for workforce renters
- Risks: below-median school ratings, safety metrics below national median, and competition from accessible ownership