| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 52nd | Good |
| Amenities | 20th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8508 Arbour Lake Dr, Leesburg, FL, 34788, US |
| Region / Metro | Leesburg |
| Year of Construction | 2006 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8508 Arbour Lake Dr, Leesburg FL Multifamily Investment
2006-vintage, garden-style units position this asset as relatively competitive versus older local stock, with demand supported by a growing 3-mile renter pool and moderate rent-to-income levels, according to WDSuite’s CRE market data.
Located in a rural pocket of the Orlando-Kissimmee-Sanford metro, the neighborhood rates C- overall and sits below the metro median (ranked 410 out of 465 neighborhoods). The local fabric is quiet with limited retail density, while parks access is a relative bright spot.
The property’s 2006 construction is newer than the area’s average vintage (1988), which can help competitiveness versus older stock. Investors should still plan for mid-life systems and selective upgrades to align with contemporary renter expectations.
Amenities are thin: overall amenity rank of 356 out of 465 indicates fewer daily conveniences nearby, though park space is comparatively strong (about the 71st percentile nationally). This supports a suburban lifestyle but may require residents to drive for groceries, pharmacies, and childcare.
Within a 3-mile radius, demographics point to a larger tenant base over the last five years: population rose about 24% and households increased roughly 12%, with families also expanding. Forward-looking estimates indicate continued population growth and a notable increase in households, suggesting smaller household sizes and a steady flow of renters entering the market.
Home values in the neighborhood sit on the lower side for the metro context, and median contract rents are also modest. This combination can sustain retention and reduce turnover risk, while a neighborhood rent-to-income ratio near 0.20 implies manageable affordability pressure for renters and supports lease stability.
At the neighborhood level, occupancy trends have been softer (ranked 428 out of 465), which may reflect submarket volatility and limited nearby services. Investors should underwrite conservative lease-up and renewal assumptions while using the property’s relative quality and unit sizes to capture demand from the broader 3-mile renter pool.
Safety signals are mixed when viewed across metro and national lenses. Within the Orlando-Kissimmee-Sanford metro, the neighborhood’s crime rank is 55 out of 465, indicating higher reported crime relative to many peers. Nationally, violent offense levels trend comparatively better (around the 63rd percentile), while property offenses track weaker (around the 30th percentile).
Recent momentum is constructive: estimated violent offenses declined about 38% year over year (a stronger improvement, near the 80th percentile nationally), and property offenses also fell roughly 25% (around the 68th percentile). For underwriting, a prudent approach is to reference multi-year trends and compare with nearby submarkets rather than relying on a single-year snapshot.
Proximity to regional employers supports workforce housing demand and commute convenience, with nearby roles spanning waste services, software, insurance, logistics, and restaurant corporate. The following employers are listed by proximity.
- Waste Management — waste services (5.0 miles)
- Symantec — software/security (28.1 miles)
- Prudential — insurance/financial services (33.3 miles)
- Ryder — logistics/transport (35.8 miles)
- Darden Restaurants — restaurant corporate (37.4 miles) — HQ
This 120-unit, 2006-vintage community offers larger unit sizes and relative positioning against older neighborhood stock, which can aid leasing and retention. Based on CRE market data from WDSuite, the surrounding 3-mile area shows multi-year population and household growth, while neighborhood-level rents remain moderate—factors that can support occupancy stability and pricing discipline for a well-managed asset.
Strategically, investors should balance these positives against localized softness in neighborhood occupancy and limited nearby amenities. The vintage suggests mid-life capital planning (roofing, mechanicals, interiors) can capture value-add upside and reinforce competitiveness as household growth continues and the renter pool expands.
- 2006 vintage and larger average unit sizes support competitive positioning versus older local stock.
- 3-mile population and household growth expand the tenant base and support leasing velocity.
- Moderate rents and rent-to-income levels bolster retention and reduce turnover risk.
- Value-add potential through mid-life system updates and selective interior renovations.
- Risk: neighborhood occupancy ranks below metro median and amenities are sparse—underwrite conservative lease-up and renewals.