| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 27th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 86 Dockside Dr, Leesburg, FL, 34748, US |
| Region / Metro | Leesburg |
| Year of Construction | 1985 |
| Units | 91 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
86 Dockside Dr Leesburg Multifamily Investment
Neighborhood renter demand appears durable with renter-occupied units near half of housing, supporting leasing depth and pricing discipline, according to WDSuite’s CRE market data. Occupancy trends are steady for the area, suggesting stable operations for well-managed assets.
Situated in Leesburg’s inner-suburb setting within the Orlando–Kissimmee–Sanford metro, the area offers everyday convenience that supports resident retention. By metro comparison, amenities are competitive among 465 neighborhoods, with restaurants, groceries, parks, and pharmacies ranking in the stronger third locally and landing around the upper quartile to upper-third nationally. That mix points to practical livability rather than lifestyle-driven demand.
The neighborhood’s renter-occupied share is measured at the neighborhood level and sits near half of all housing units, indicating a meaningful tenant base for multifamily operators. Within a 3-mile radius, population and household counts have grown and are projected to expand further, pointing to a larger tenant pool and support for occupancy stability. Median contract rents in the immediate neighborhood track below national norms, which can aid lease-up and retention while requiring disciplined revenue management.
School ratings in the surrounding area trend below national averages, which may limit some family-driven demand, while still leaving a broad pool of workforce renters. Ownership costs in this high-variance market are relatively accessible, which can introduce competition from entry-level ownership; investor focus typically shifts to service quality, unit finishes, and convenience to retain renters. Overall, based on CRE market data from WDSuite, the area’s livability and renter concentration provide a workable foundation for multifamily operations in the Orlando region.
Relative to neighborhoods nationwide, safety outcomes for this area fall below the national median, and the neighborhood ranks below the metro median (ranked 331 out of 465 Orlando–Kissimmee–Sanford neighborhoods). That indicates higher reported crime levels than many peer neighborhoods in the region.
Recent data also show property offenses trending up year over year, while violent offense rates track lower than property-related incidents. Operators typically address this through lighting, access control, and community engagement to support resident confidence without over-relying on any single tactic.
The employment base nearby blends industrial services and corporate offices, supporting workforce renter demand and commute convenience for residents. Notable employers within driving range include Waste Management, Symantec, Prudential, Ryder, and Darden Restaurants.
- Waste Management — environmental services (0.4 miles)
- Symantec — software & cybersecurity (33.4 miles)
- Prudential — financial services (37.2 miles)
- Ryder — logistics & transportation (39.8 miles)
- Darden Restaurants — restaurant corporate offices (41.1 miles) — HQ
The property’s submarket shows steady occupancy and a sizable renter base at the neighborhood level, providing a practical platform for income stability. Livability is supported by a competitive amenity mix when compared across the Orlando–Kissimmee–Sanford metro, while below-national-median rents can help sustain leasing and retention. Within a 3-mile radius, population and households are expanding and are projected to continue growing, signaling a larger tenant pool for operators to serve.
According to CRE market data from WDSuite, ownership remains relatively accessible in this area, which can increase competition with entry-level home purchases; focusing on convenience, responsive management, and targeted upgrades can help maintain pricing power. Safety and school quality trail broader benchmarks, so underwriting should reflect prudent operating assumptions and capital plans that emphasize curb appeal and resident experience.
- Neighborhood-level renter concentration supports depth of demand and occupancy stability.
- Competitive amenity access in the metro aids resident retention and day-to-day convenience.
- Below-national-median rents provide leasing flexibility and room for revenue management.
- 3-mile radius shows ongoing population and household growth, expanding the tenant pool.
- Risks: below-median safety and school ratings, plus competition from relatively accessible ownership options.