| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3420 Southwinds Cove Way, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 2009 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3420 Southwinds Cove Way Leesburg Multifamily Investment
Built in 2009, this asset is newer than much of the local stock and positioned to capture steady renter demand within a 3‑mile radius, according to WDSuite’s CRE market data. Neighborhood occupancy is measured at the neighborhood level and trends below the metro median, suggesting leasing focus and targeted amenities can matter.
The property sits in a rural-leaning pocket of Leesburg with everyday conveniences present but not dense. Grocery and pharmacy access score above many national peers, while parks and cafés are limited. For investors, this mix points to a resident base that prioritizes practical amenities and value rather than lifestyle retail concentration.
At the neighborhood level, occupancy is below the metro median (ranked 388 among 465 Orlando–Kissimmee–Sanford neighborhoods), so asset performance will hinge on operations, resident retention, and unit competitiveness. Median contract rents in the neighborhood are mid-market by national standards, and the local rent-to-income positioning supports pricing discipline without overextending tenants.
Demographics aggregated within a 3‑mile radius show population growth and a sizable increase in households over the past five years, with further household expansion forecast. A renter-occupied share around the mid‑30s indicates a meaningful tenant base; combined with projected household gains, this supports demand depth for multifamily and can underpin occupancy stability.
Home values in the surrounding neighborhood are on the lower end nationally, which can create some competition from ownership options. For multifamily investors, that typically shifts the playbook toward emphasizing convenience, professional management, and move‑in readiness to sustain lease retention.
Schools in the broader area rate below national averages, which may limit premium family demand but aligns with workforce housing strategies. The asset’s 2009 vintage is newer than the neighborhood’s average construction year, offering relative competitiveness versus older stock while still benefiting from targeted modernization where useful.
Safety indicators are mixed. The neighborhood ranks 251 out of 465 within the Orlando–Kissimmee–Sanford metro, placing it below the metro median. Nationally, it sits in a lower safety percentile, though recent data show a year‑over‑year decline in estimated property offenses, indicating incremental improvement. These are neighborhood-level measures and not property-specific.
Investors should underwrite with standard measures—lighting, access control, and resident engagement—and monitor trend lines rather than single-year readings, as safety performance can vary by micro‑location and over time.
Nearby employers provide a diversified service and corporate base that supports workforce housing demand and commute convenience, including Waste Management, Symantec, Prudential, Ryder, and Darden Restaurants.
- Waste Management — environmental services (2.3 miles)
- Symantec — software/security offices (34.1 miles)
- Prudential — financial services offices (36.6 miles)
- Ryder — logistics/transportation offices (39.1 miles)
- Darden Restaurants — restaurant headquarters and corporate functions (40.3 miles) — HQ
Southwinds Cove’s 2009 construction is newer than the surrounding neighborhood average, offering relative competitiveness versus older inventory while leaving room for targeted renovations and operational upgrades. Within a 3‑mile radius, population growth and a rising household count point to a larger tenant base ahead; according to CRE market data from WDSuite, neighborhood occupancy trends below the metro median, so execution on retention, marketing, and value‑add positioning will be important.
Neighborhood-level rents and rent-to-income positioning suggest manageable affordability pressures that can support lease retention. Home values in the area are comparatively lower nationally, which can introduce ownership competition; in this context, professionally managed, move‑in‑ready units and convenience to employment nodes are key differentiators.
- 2009 vintage offers competitive positioning versus older neighborhood stock, with selective renovation potential.
- 3‑mile population and household growth expand the renter pool, supporting demand depth and occupancy stability.
- Rent-to-income dynamics indicate room for disciplined pricing while maintaining resident retention.
- Proximity to regional employers supports workforce housing appeal and steady leasing.
- Risk: neighborhood occupancy ranks below metro median; business plan should emphasize leasing efficiency, renewals, and competitive amenities.