| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2995 W Main St, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1997 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2995 W Main St Leesburg Multifamily Investment
Positioned in a workforce-oriented corridor of Leesburg, this 20‑unit asset benefits from a growing household base within a 3‑mile radius and a renter pool that supports steady leasing, according to WDSuite’s CRE market data. Newer-than-area vintage offers competitive positioning versus older local stock while allowing targeted value-add to drive rent optimization.
Livability fundamentals are mixed but investable for workforce housing. The property sits in a rural-leaning pocket of the Orlando–Kissimmee–Sanford metro where neighborhood occupancy trends are softer than national norms, suggesting the need for active leasing and asset management. Median home values in the immediate neighborhood are lower than national averages, which can introduce some competition from entry-level ownership; however, rent-to-income levels indicate manageable affordability pressure that can support retention and steady collections.
The asset’s 1997 construction is newer than the neighborhood’s average vintage (late 1970s), providing a relative edge on building systems and curb appeal while still leaving room for modernization projects (unit finishes, common areas, and efficiency upgrades) that can enhance competitiveness against older stock.
Amenities are limited nearby—few cafes and parks—though grocery and pharmacy access is present at levels that meet daily needs. Average school ratings in the neighborhood are below national benchmarks; investors should underwrite to tenant preferences that prioritize commute convenience and value over school-driven location decisions.
Tenure dynamics point to a moderate renter-occupied share at the neighborhood level, indicating a workable tenant base for small multifamily. Within a 3‑mile radius, demographics show recent population and household growth, with projections calling for continued increases and smaller average household sizes by 2028. This supports an expanding renter pool and demand for smaller, efficiently planned units like those found at the property.
Safety metrics for the neighborhood sit below national averages, with crime conditions less favorable than many U.S. neighborhoods. Within the Orlando–Kissimmee–Sanford metro (465 neighborhoods), rankings place this area on the weaker side for safety; however, recent data show a year‑over‑year decline in property offenses, indicating incremental improvement. Investors should calibrate leasing strategy, security measures, and underwriting assumptions accordingly and compare trends to nearby competitive submarkets rather than block‑level readings.
The employment base is diversified across environmental services, cybersecurity, insurance, logistics, and restaurant corporate operations, supporting renter demand via commutable jobs across Greater Orlando. The following nearby employers help underpin leasing and retention dynamics:
- Waste Management — environmental services (1.95 miles)
- Symantec — cybersecurity (33.91 miles)
- Prudential — insurance (36.60 miles)
- Ryder — logistics (39.14 miles)
- Darden Restaurants — restaurant corporate (40.36 miles) — HQ
This 20‑unit, 1997‑vintage asset offers a practical balance of durability and value‑add potential in a neighborhood where older stock predominates. Household and population growth within a 3‑mile radius point to renter pool expansion and support for occupancy stability, while lower ownership costs locally may temper pricing power—making operational execution and targeted renovations key to outperformance. Based on CRE market data from WDSuite, local occupancy trends trail national norms, so underwriting should emphasize leasing velocity, retention, and expense discipline.
Strategically, the property’s smaller average unit sizes align with shrinking household sizes and workforce demand. Limited lifestyle amenities in the immediate area put a premium on in‑property improvements and value for money, helping the asset compete against older alternatives while maintaining resident affordability and collections.
- 1997 vintage is newer than local stock, with clear renovation and modernization upside
- 3‑mile population and household growth support a larger tenant base and leasing durability
- Manageable rent‑to‑income levels favor retention and steady collections
- Operational focus is required given softer neighborhood occupancy and limited nearby amenities