| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Poor |
| Demographics | 11th | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4204 Desoto Ave, Fort Myers, FL, 33905, US |
| Region / Metro | Fort Myers |
| Year of Construction | 1983 |
| Units | 54 |
| Transaction Date | 2017-03-17 |
| Transaction Price | $3,067,000 |
| Buyer | Corinne Muise |
| Seller | Jeremy Jackson |
4204 Desoto Ave Fort Myers Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is deep, according to WDSuite’s CRE market data, suggesting durable leasing for a 54-unit asset positioned near everyday amenities.
This Inner Suburb location balances everyday convenience with investor-oriented fundamentals. Neighborhood occupancy is in the top quartile among 211 Cape Coral–Fort Myers neighborhoods, supporting stable cash flow potential relative to the metro. Renter-occupied housing is notably concentrated (measured at the neighborhood level), indicating a broad tenant base that can support consistent leasing.
Amenity access is mixed. Cafes are dense for the metro (ranked 8 of 211; top quartile nationally) with strong park and pharmacy proximity (both ranked 12 of 211; also top quartile nationally), while grocery and childcare options within the immediate neighborhood are sparse. For investors, this combination points to day-to-day convenience and recreation close by, with residents likely relying on nearby corridors for full-service retail.
The building’s 1983 vintage is newer than the neighborhood’s older housing stock (average construction year 1960). Relative to nearby properties, this can enhance competitive positioning while still leaving room for targeted system updates or interior refreshes as part of a value-add plan.
Within a 3-mile radius, the number of households has increased in recent years and is projected to grow further, alongside rising median incomes. Forecasts indicate continued renter pool expansion and smaller average household sizes, which can support occupancy stability and absorption of renovated units over time. Median home values in the neighborhood sit below many coastal Florida submarkets, which can temper pricing power, but the area’s rent-to-income levels suggest manageable affordability pressure that supports retention-focused leasing.
Safety indicators are mixed and should be evaluated in context. The neighborhood’s overall crime positioning sits near the metro middle (ranked 123 out of 211 neighborhoods), while it performs slightly above the national middle on safety (57th percentile). Property offenses have trended down year over year, with levels positioning stronger than many neighborhoods nationally, whereas violent offense measures sit below the national median. Investors should underwrite accordingly, with emphasis on lighting, access control, and resident engagement.
- Hertz Global Holdings — corporate headquarters (16.8 miles) — HQ
Positioned in an Inner Suburb with top-quartile neighborhood occupancy and a high concentration of renter-occupied units, 4204 Desoto Ave offers exposure to durable multifamily demand. Based on CRE market data from WDSuite, amenity access skews toward cafes, parks, and pharmacies within the immediate area, while grocery and childcare are accessed along nearby corridors—factors to consider in resident experience and marketing. The 1983 construction provides relative competitive advantage versus older neighborhood stock, with potential to capture upside through targeted renovations and system upgrades.
Within a 3-mile radius, households and incomes have been rising and are projected to continue growing, supporting a larger tenant base and lease-up resilience. Neighborhood-level rent-to-income ratios point to manageable affordability pressure that can aid retention, though investors should weigh school quality signals and safety variability in operating plans and capital allocation.
- Top-quartile neighborhood occupancy supports income stability relative to the metro
- High renter-occupied housing share indicates depth of tenant demand
- 1983 vintage offers competitive positioning versus older local stock with value-add potential
- 3-mile household and income growth underpin renter pool expansion and leasing durability
- Risks: school ratings below metro leaders, mixed safety signals, and limited in-neighborhood grocery/childcare