| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Fair |
| Demographics | 43rd | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1915 Maravilla Ave, Fort Myers, FL, 33901, US |
| Region / Metro | Fort Myers |
| Year of Construction | 1979 |
| Units | 36 |
| Transaction Date | 2025-04-16 |
| Transaction Price | $3,250,000 |
| Buyer | TV 1915 MARAVILLA LLC |
| Seller | AASE ANDERS J |
1915 Maravilla Ave, Fort Myers Multifamily Investment
Stabilized renter demand is supported by neighborhood-level NOI per unit that ranks among the stronger pockets of the Cape Coral–Fort Myers metro, according to WDSuite’s CRE market data. Positioning near central Fort Myers offers steady workforce access with room for value-add execution.
This suburban pocket of Fort Myers offers a balanced setup for workforce housing. Neighborhood parks density sits in the top quartile nationally, while restaurants are competitive versus many peers; by contrast, limited nearby cafes, grocers, and pharmacies indicate residents may rely on short drives for daily errands. In this neighborhood (not the property), average school ratings trend below national norms, which may tilt demand more toward singles and smaller households than school-driven moves.
Neighborhood rents sit around the national midpoint and below many coastal Florida submarkets, helping maintain a wider prospective renter pool. Home values in the neighborhood skew elevated relative to incomes, which can reinforce reliance on multifamily rentals and support lease retention and pricing power. These dynamics align with commercial real estate analysis patterns seen across similar Florida submarkets.
Renter-occupied share in the immediate neighborhood is modest (around one-quarter of housing units), suggesting a higher owner presence locally and potential competition from ownership; however, demographics aggregated within a 3-mile radius show a larger renter base with roughly six in ten units renter-occupied, broadening the effective tenant pool for leasing. Population and household counts within 3 miles have been expanding and are projected to continue growing over the next five years, supporting occupancy stability and future absorption.
The neighborhood’s average construction vintage trends older than 1970, while this asset’s 1979 build is newer than much of the surrounding stock. For investors, that positioning can be advantageous for competitiveness, while still leaving room for targeted modernization of aging systems and interiors to capture value-add upside.
Safety indicators for the neighborhood compare favorably versus many U.S. neighborhoods on a national basis. Violent offense measures are in a high national safety percentile, and property offense levels also benchmark strong nationally, according to WDSuite’s data. At the same time, recent year-over-year estimates indicate an uptick in property offenses locally; prudent underwriting would monitor trend direction and incorporate standard security, lighting, and resident engagement practices.
These safety references reflect neighborhood-level trends rather than conditions at the property itself and should be evaluated alongside property management practices and capital plans.
Built in 1979, this 36-unit property sits newer than much of the surrounding housing stock, offering relative competitiveness plus clear value-add potential through modernization. Neighborhood-level NOI per unit ranks among the metro’s leaders, and elevated for-sale home values in the area help sustain multifamily demand and lease retention. Within a 3-mile radius, population and household growth projections point to a larger tenant base and support for occupancy stability and absorption over the medium term.
According to CRE market data from WDSuite, local rents are positioned around mid-market levels and rent-to-income dynamics indicate manageable affordability pressure, aiding renewal conversations. While the immediate neighborhood shows a smaller renter concentration, the broader 3-mile trade area is renter-heavy, reinforcing depth for leasing, with standard risks around school quality, car-dependent amenities, and monitoring of recent property crime trends.
- 1979 vintage: competitive versus older stock, with modernization and value-add upside
- Strong neighborhood NOI per unit supports investor underwriting and cash-flow durability
- Expanding 3-mile population and households underpin a growing renter pool and occupancy stability
- Mid-market rent positioning and elevated ownership costs reinforce multifamily demand
- Risks: lower neighborhood school ratings, car-dependent amenities, and recent uptick in property offenses to monitor