| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 23rd | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 410 Laurie Ln, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 2009 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
410 Laurie Ln, Leesburg FL Multifamily Investment
Neighborhood occupancy shows stability alongside a strong renter-occupied housing base, according to WDSuite’s CRE market data, supporting durable tenant demand for a 2009-vintage, 29-unit asset. Directionally favorable local amenities and steady household expansion add context for cash flow resilience.
Located in Leesburg’s inner-suburb fabric, the property benefits from neighborhood fundamentals that support everyday convenience and renter retention. Amenity access trends above national norms overall (74th percentile), with grocery and pharmacy density ranking competitively within the Orlando-Kissimmee-Sanford metro (grocery rank 136 of 465; pharmacy rank 11 of 465), while restaurants are also plentiful (rank 17 of 465). Cafés are sparse by comparison, but childcare availability is a relative strength (rank 9 of 465), which can bolster appeal for working households.
Neighborhood occupancy is reported at 89.4% and has improved over the past five years, per commercial real estate analysis from WDSuite. The share of housing units that are renter-occupied stands at 55.4% (top quartile among 465 metro neighborhoods), indicating depth in the tenant base for multifamily.
Within a 3-mile radius, population and households have expanded over the last five years, and projections indicate further household growth through 2028. Household sizes are trending slightly smaller, pointing to a larger pool of renters entering the market over time and supporting occupancy stability.
Median home values in the neighborhood are on the lower side relative to national benchmarks, which can introduce some competition from ownership options. Even so, the current rent-to-income profile indicates affordability pressure for some renter households, suggesting the need for disciplined lease management and renewal strategies to sustain pricing power and retention.
The property’s 2009 construction stands newer than the neighborhood’s average vintage (1958), offering a more competitive profile than older stock in the area; investors should still plan for mid-life system updates and selective modernization to maintain positioning.
Safety indicators are mixed when compared across scales. At the metro level, the neighborhood’s crime rank sits below the median (rank 246 of 465), while nationally it trends below average safety percentiles. Recent movement shows a modest improvement in violent offense rates year over year alongside a slight uptick in property-related incidents, indicating a stable-to-mixed trajectory rather than a clear directional shift.
For investor underwriting, this suggests standard diligence: align security features, lighting, and resident engagement with local norms and monitor trends as new data is released. Comparatively, the area is not among the top quartile nationally for safety, but it is competitive among some metro peers and has shown incremental improvement on violent offenses.
Proximity to regional employers supports workforce housing demand and commute convenience, led by nearby environmental services operations and a concentration of corporate offices toward Orlando, including a major restaurant group headquarters. The employers below reflect the most relevant drivers of nearby job bases likely to influence leasing and retention.
- Waste Management — environmental services (1.6 miles)
- Symantec — software & cybersecurity (32.2 miles)
- Prudential — financial services (35.4 miles)
- Ryder — logistics & transportation (38.0 miles)
- Darden Restaurants — restaurant corporate offices (39.3 miles) — HQ
This 29-unit asset, built in 2009, is positioned against an older neighborhood stock, providing a relative edge on unit finishes and systems versus mid-century properties. Neighborhood renter concentration sits in the top quartile among 465 metro neighborhoods, and occupancy has trended up, which together point to a sizable tenant base and support for steady leasing. Within a 3-mile radius, population and household growth, alongside slightly smaller average household sizes, suggest a growing renter pool that can underpin long-term demand.
Ownership costs nearby are comparatively accessible, which can create some competition with for-sale options, while neighborhood rent-to-income dynamics indicate pockets of affordability pressure. According to CRE market data from WDSuite, these mixed signals call for disciplined revenue management and resident retention strategies. With mid-life building systems, targeted capital planning and selective upgrades can enhance competitiveness and capture durable cash flow.
- 2009 vintage provides a competitive edge versus older local stock; plan for mid-life system updates to sustain positioning.
- Strong renter-occupied housing share (top quartile among 465 metro neighborhoods) supports depth of tenant demand.
- 3-mile population and household growth indicate a larger renter pool, aiding occupancy stability over time.
- Amenity access is favorable for daily needs (grocery, pharmacy, restaurants), reinforcing livability and retention.
- Risks: affordability pressure reflected in rent-to-income dynamics and mixed safety indicators warrant prudent underwriting.