| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2503 South St, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1981 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2503 South St, Leesburg Multifamily Investment Snapshot
Household growth within a 3-mile radius and a workable rent-to-income balance point to a durable renter base, according to WDSuite’s CRE market data. Neighborhood occupancy runs softer than metro norms, so performance hinges on operations and value-add execution rather than market lift alone.
Located in Leesburg within the Orlando–Kissimmee–Sanford metro, the neighborhood carries a C- rating and ranks in the lower half among 465 metro neighborhoods. Livability is serviceable rather than lifestyle-driven: basic retail needs are supported by grocery and pharmacy access that trends around the metro middle, while restaurant and cafe density is lighter. Average school ratings track well below national norms, which can influence family-oriented demand positioning.
For investors, the most relevant demand signal is tenure and nearby growth. The neighborhood’s renter-occupied share is above the metro median, indicating a meaningful base of multifamily demand. Complementing this, demographics aggregated within a 3-mile radius show recent population and household expansion, with forecasts indicating continued renter pool expansion and smaller average household sizes—both supportive of occupancy stability and lease-up depth.
Vintage context matters: the asset’s 1981 construction is slightly newer than the neighborhood’s typical 1970s stock. That positioning can be competitive against older comparables, though planning for systems upgrades and targeted interior modernization remains prudent to defend pricing and reduce downtime.
Affordability dynamics are balanced. Neighborhood home values sit below national averages, which can create some competition from ownership; however, neighborhood rents and a moderate rent-to-income profile suggest retention can be managed through disciplined lease management rather than aggressive concessions, based on CRE market data from WDSuite.
Safety indicators sit below the national median, with the neighborhood falling around the metro middle among 465 Orlando–Kissimmee–Sanford neighborhoods. For underwriting, the key signal is direction: property offenses show a recent year-over-year decline, while violent incidents have ticked up modestly. This mixed trend argues for standard security and lighting enhancements, resident engagement, and active partnership with local patrols.
From a leasing perspective, positioning the asset as well-managed and well-lit can help mitigate perception risk. Comparative framing (rather than block-level claims) is appropriate in marketing and resident communications.
Nearby employment is anchored by corporate offices spanning waste services, cybersecurity, financial services, logistics, and a major restaurant group. Proximity supports commute convenience for workforce renters and can aid retention.
- Waste Management — waste services (2.4 miles)
- Symantec — cybersecurity (33.4 miles)
- Prudential — financial services (35.8 miles)
- Ryder — logistics (38.3 miles)
- Darden Restaurants — restaurant group (39.5 miles) — HQ
The thesis centers on steady renter demand with operational upside. Within a 3-mile radius, recent and forecast household growth points to a larger tenant base and smaller average household size, which can favor multifamily leasing depth and reduce downtime. Neighborhood occupancy trends below stronger Orlando submarkets, so returns are more likely to come from execution—tight turns, targeted upgrades, and revenue management—than from market momentum alone.
Built in 1981, the property is slightly newer than much of the 1970s neighborhood stock, creating a relative positioning edge if paired with selective interior updates and system refreshes. According to CRE market data from WDSuite, rents track at levels that keep rent-to-income manageable, suggesting pricing power will be earned via quality and service rather than large step-ups. Home values in the neighborhood are comparatively accessible, implying some ownership competition, but proximity to a diverse employment base supports renter retention.
- Household and population growth within 3 miles expands the tenant base and supports occupancy stability.
- 1981 vintage offers value-add potential against older 1970s comparables through focused upgrades.
- Balanced rent-to-income profile suggests retention can be driven by service quality and revenue management.
- Diverse regional employers within commuting range aid leasing consistency for workforce renters.
- Risks: softer neighborhood occupancy, below-median safety indicators, and potential competition from ownership options.