| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 13th | Poor |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2315 Central Ave, Fort Myers, FL, 33901, US |
| Region / Metro | Fort Myers |
| Year of Construction | 1978 |
| Units | 32 |
| Transaction Date | 2015-06-09 |
| Transaction Price | $2,120,000 |
| Buyer | WATESONG REALTY SERIES II LLC |
| Seller | ORANGE 2315 ASSOCIATES LLC |
2315 Central Ave Fort Myers Multifamily Investment
Renter demand in the surrounding neighborhood is deep and consistent, according to WDSuite’s CRE market data, supporting stable leasing for well-positioned assets. Occupancy in the neighborhood has been steady, with pricing power influenced by a high share of renter-occupied housing and a high-cost ownership context.
Located in Fort Myers’ inner-suburban fabric, the property sits within a neighborhood that is above the metro median for park and daily-needs access. Grocery and pharmacy density is strong while restaurant options are competitive among Cape Coral–Fort Myers neighborhoods, though cafés and formal childcare are limited. This mix favors workforce renters who prioritize essentials and recreation over boutique amenities.
Neighborhood occupancy is measured at the neighborhood level, not the property, and has held in a stable range, with only a slight multi‑year change. A high share of renter-occupied housing units (near two-thirds) signals a deep tenant base and generally supports leasing continuity for smaller-unit assets. Area home values sit within a higher-cost ownership context relative to local incomes, which tends to sustain reliance on multifamily rentals and can aid retention.
Demographic statistics are aggregated within a 3‑mile radius: recent years show population and household growth, with projections calling for continued expansion and a larger renter pool. This trajectory, combined with the neighborhood’s renter concentration, underpins demand for compact studios and efficiencies typical of this asset’s average unit size.
The average neighborhood construction year skews older, and this 1978 vintage positions the asset newer than much of the local housing stock. For investors, that generally means competitive positioning versus pre‑1960s product, while still leaving room for targeted value‑add to kitchens, baths, and building systems as part of capital planning.
Safety indicators for the surrounding neighborhood compare favorably in a national context, landing in the top quartile nationally. Recent trends also point to measurable year‑over‑year declines in both violent and property offenses, suggesting improving conditions versus broader U.S. patterns. These are neighborhood‑level readings and should be paired with property‑specific diligence and daytime/nighttime observations.
Regional employment anchors contribute to renter demand via commuting access, with a notable headquarters presence within a reasonable drive that can support leasing and retention among workforce renters.
- Hertz Global Holdings — corporate headquarters (15.2 miles) — HQ
Built in 1978, this 32‑unit asset aligns with investor demand for smaller, efficiency‑oriented floor plans in a renter‑heavy neighborhood. The local mix of strong daily‑needs amenities, improving safety indicators, and a higher‑cost ownership landscape supports steady renter demand and potential retention. Based on commercial real estate analysis from WDSuite, the neighborhood’s occupancy and renter concentration point to ongoing depth in the tenant base, while the vintage suggests room for targeted value‑add to drive NOI without competing head‑to‑head with newer, amenity‑heavy product.
Within a 3‑mile radius, population and households have grown and are projected to expand further, indicating a larger renter pool over the medium term. Paired with rent levels that remain manageable relative to incomes at the neighborhood level, investors can focus on consistent leasing, curb appeal, and selective in‑unit upgrades to strengthen pricing and retention. Key risks include modest café/childcare density, income sensitivity, and the need to plan for mid‑life building systems.
- Renter‑heavy neighborhood supports depth of demand and occupancy stability
- 1978 vintage offers value‑add potential versus older local stock
- Strong daily‑needs access (grocery, pharmacy, parks) aids retention
- Growing 3‑mile population and households point to a larger renter pool
- Risks: income sensitivity, limited café/childcare options, and aging systems require active asset management