| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 69th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8102 45th Ct E, Sarasota, FL, 34243, US |
| Region / Metro | Sarasota |
| Year of Construction | 1994 |
| Units | 40 |
| Transaction Date | 2005-11-29 |
| Transaction Price | $8,865,900 |
| Buyer | GLENBROOKE INVESTORS LLC |
| Seller | RGMD LLC |
8102 45th Ct E Sarasota Multifamily Opportunity
Positioned in a top-ranked Sarasota suburban neighborhood, the asset benefits from strong local amenities and high-cost ownership dynamics that help support renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy figures reflect the broader area, not the property, and point to leasing upside with focused operations.
The property sits within the North Port–Sarasota–Bradenton metro, where the immediate neighborhood is rated A+ and ranks 9th out of 218 neighborhoods — firmly top quartile locally. Amenity access is a relative strength (nationally above average), with cafes, restaurants, parks, and pharmacies scoring in higher national percentiles, supporting day-to-day convenience for residents and aiding retention.
Within a 3-mile radius, household counts have inched higher over the past five years and are projected to expand meaningfully by 2028, even as average household size trends smaller. This combination typically enlarges the tenant base and can support occupancy stability for well-managed assets.
Home values in the neighborhood sit in higher national percentiles, indicating a high-cost ownership market that tends to reinforce reliance on multifamily rentals. At the same time, rent-to-income levels imply some affordability pressure, suggesting prudent lease management and renewal strategies to balance pricing power with retention.
Vintage matters for competitiveness. Built in 1994 in an area where the average construction year skews closer to the late 1990s, the asset may trail newer stock on systems and finishes — a potential value-add angle through targeted renovations and capital planning to meet renter preferences while improving operational resilience.
Neighborhood safety indicators trend below the national median on a percentile basis, signaling that investors should underwrite responsible security, lighting, and resident experience measures. Compared with U.S. neighborhoods overall, this area performs weaker on property-crime metrics, while recent year-over-year data show modest improvement in violent-offense rates. These figures reflect the neighborhood among 218 metro neighborhoods and are not property-specific.
Nearby corporate offices form a diversified employment base that supports renter demand and commute convenience for the workforce, including industrial supply, electronics, healthcare distribution, and financial services highlighted below.
- Airgas Store — corporate offices (2.0 miles)
- Jabil Circuit — corporate offices (33.3 miles)
- Jabil Circuit — corporate offices (33.6 miles) — HQ
- Cardinal Health — corporate offices (34.7 miles)
- Raymond James Financial — corporate offices (35.2 miles) — HQ
This 40-unit, 1994-vintage asset is located in an A+-rated Sarasota neighborhood that ranks in the top quartile among 218 metro neighborhoods. Amenity access is strong relative to national peers, and higher ownership costs in the area tend to sustain renter reliance on multifamily. According to commercial real estate analysis from WDSuite, neighborhood-level occupancy runs below national norms, suggesting lease-up and asset management can be meaningful value drivers for operators with disciplined marketing and renewal practices.
Demographic data within a 3-mile radius indicate rising household counts ahead and shrinking average household size, which typically expands the renter pool. The property’s vintage, a bit older than the local average, points to actionable value-add through selective renovations and systems upgrades that can enhance competitive positioning and NOI while balancing affordability pressures.
- A+ neighborhood with top-quartile local ranking and strong amenity access supporting retention
- High-cost ownership context reinforces multifamily demand and pricing power potential
- 3-mile household growth and smaller household sizes expand the renter base, supporting occupancy
- 1994 vintage offers targeted value-add and systems modernization opportunities
- Risk: neighborhood occupancy and safety metrics require focused operations, resident experience, and underwriting discipline