| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 28th | Poor |
| Amenities | 8th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8411 Heron Pond Dr, Lehigh Acres, FL, 33972, US |
| Region / Metro | Lehigh Acres |
| Year of Construction | 2009 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8411 Heron Pond Dr Lehigh Acres Multifamily Investment
Household growth within a 3-mile radius is expanding the local renter base while ownership remains a high-cost path in the metro; according to WDSuite’s CRE market data, this supports steady demand for well-positioned workforce units. The asset’s scale can leverage this demand with measured upgrades to capture rent while maintaining retention.
Located in suburban Lehigh Acres within the Cape Coral–Fort Myers metro, the area combines primarily residential streets with limited retail density. Amenities are sparse relative to national norms (low national percentile for amenities and food/retail counts), which places more importance on on-site features and property management to support retention. Average school ratings in the neighborhood track below metro and national medians, a consideration for leasing to family households.
Rents in the immediate neighborhood sit on the lower side of the national distribution, while the rent-to-income ratio indicates relatively modest rent burden for local households. For investors, that can translate into room to price toward market with careful lease management and value delivery, especially as renewal cycles allow for incremental adjustments rather than step-ups that risk churn.
Tenure patterns point to a meaningful but not dominant renter-occupied base in the neighborhood, and within a 3-mile radius renters account for roughly one-third of housing units. This depth, combined with population and household growth aggregated within 3 miles, suggests a larger tenant funnel over the next several years—supportive of occupancy stability for well-managed properties.
The property was built in 2009, in a submarket where the average construction year skews newer. That positioning can be advantageous for a focused value‑add program—selective interior refreshes and common-area updates—aimed at raising competitiveness versus newer stock while maintaining a rent level that sustains absorption.
Neighborhood safety indicators are mixed. Based on WDSuite’s CRE market data, overall crime performance sits around the national middle, with the area comparing slightly better than the U.S. average on a national percentile basis. Within the Cape Coral–Fort Myers metro (211 neighborhoods), the neighborhood’s safety profile is not among the best and warrants routine risk management typical for suburban workforce housing.
Recent trends show divergence: estimated violent offenses have improved year over year, while estimated property offenses have increased over the same period. For investors, that argues for standard security measures, lighting and visibility improvements, and resident engagement to support day-to-day safety and retention.
Regional employment is anchored by corporate and service employers across the Cape Coral–Fort Myers area, supporting commute-based renter demand. Notable nearby corporate presence includes:
- Hertz Global Holdings — corporate headquarters (17.2 miles) — HQ
This 100‑unit 2009 vintage asset offers scale in a suburban corridor where 3‑mile household and population growth point to a larger renter pool ahead. Rents benchmark below national norms while rent-to-income appears modest, suggesting potential to capture measured rent growth through targeted upgrades and disciplined lease management. According to CRE market data from WDSuite, neighborhood amenities are limited and school ratings are lower, so durable performance hinges on on-site experience, maintenance execution, and value positioning versus newer deliveries.
Relative to the metro, the neighborhood’s occupancy and safety sit near the middle of national comparisons, with mixed year-over-year crime trends underscoring the need for standard community and lighting improvements. The vintage is slightly older than the area’s average, creating a clear value‑add pathway—refresh interiors, modernize common areas, and tighten operations—to compete effectively with newer stock while preserving an attainable price point that supports retention.
- Growing 3-mile renter base supports tenant demand and leasing velocity
- 2009 vintage enables targeted value‑add to compete with newer product
- Modest rent-to-income levels create room for measured pricing over time
- Operational focus can offset limited neighborhood amenities and lower school ratings
- Risk: mixed safety trends and below-average amenity density require proactive management