| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7131 Pinnacle Dr, Fort Myers, FL, 33907, US |
| Region / Metro | Fort Myers |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | 2015-09-04 |
| Transaction Price | $8,300,000 |
| Buyer | Pinnacle Estates JQ & PM LLC |
| Seller | A+R Properties LLC, Corporation, A+R Properties LLC, PCraicseh/ uEnqitu aivnadle /nsft |
7131 Pinnacle Dr, Fort Myers FL — Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Fort Myers supports consistent leasing, according to WDSuite’s CRE market data, with pricing power influenced by neighborhood affordability dynamics. This commercial real estate analysis highlights location fundamentals and tenant-base depth rather than short-term momentum.
The property sits in an Inner Suburb neighborhood of Fort Myers with a C+ rating (ranked 138 among 211 metro neighborhoods), indicating competitive but not leading performance within the region. Restaurant access is a local strength, trending in the top decile nationally, and park access is similarly strong. Grocery availability is above the metro median, while pharmacies, cafes, and childcare options are limited nearby—useful context for resident convenience and service-oriented retail demand.
Rents in the neighborhood have risen meaningfully over the past five years, per WDSuite, and the area’s occupancy trends sit below national norms. Importantly, the share of housing units that are renter-occupied is high at the neighborhood level, signaling a deep tenant base and supporting demand for multifamily product even as lease-up may require careful pricing and concessions management during softer periods.
Within a 3-mile radius, population has inched higher and households have expanded, with forecasts calling for additional household growth and smaller average household sizes over the next five years. For investors, that points to a larger tenant base and potential renter pool expansion, which can support occupancy stability and renewal rates, particularly for well-managed, right-sized units.
Home values in the surrounding area remain moderate relative to many coastal Florida metros. In practice, this means ownership is attainable for some households, yet elevated rent-to-income levels in the neighborhood suggest affordability pressure for renters—factors that can influence retention, renewal strategies, and the cadence of rent increases.
Safety indicators are mixed but trending constructively in parts of the data. Overall crime performance sits below the metro average (ranked 146 among 211 Cape Coral–Fort Myers neighborhoods), placing the area around the national middle. Property offenses are comparatively better positioned—above the national median—and have declined year over year, while violent offense measures sit below the national median. For investors, this translates to an environment where property crime trends have improved, but ongoing monitoring of violent incident rates remains prudent.
Regional employment is anchored by corporate services accessible by car, supporting commute convenience for renters. Notably, the list below highlights a nearby headquarters presence relevant to professional and administrative employment.
- Hertz Global Holdings — corporate offices (10.9 miles) — HQ
Built in 1989, this 100-unit asset offers relatively newer vintage versus much of the area’s 1980-era stock, providing competitive positioning while still allowing for targeted modernization to drive rent premiums. According to CRE market data from WDSuite, neighborhood rents have advanced materially in recent years, and a high concentration of renter-occupied housing supports depth of demand, though overall neighborhood occupancy trends are below national averages—making asset-level operations and renewal management key to performance.
Demographics within a 3-mile radius indicate steady population growth and a notable increase in household counts with smaller household sizes ahead, which can expand the renter pool and support leasing for mid-size floorplans (average unit size approximately 868 sq. ft.). Ownership costs are moderate for the region, but rent-to-income levels point to measured affordability pressure—factors that warrant disciplined pricing and amenity strategy alongside value-add opportunities.
- Newer-than-average 1989 vintage provides competitive positioning with potential for targeted renovations
- High neighborhood renter-occupied share supports tenant-base depth and leasing resilience
- 3-mile demographics point to household growth and smaller household sizes, supporting multifamily demand
- Strong restaurant and park access enhances livability and long-term renter appeal
- Risks: neighborhood occupancy below national norms and measured affordability pressure require disciplined pricing, renewals, and expense control