| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 61st | Good |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3800 SE Gatehouse Cir, Stuart, FL, 34994, US |
| Region / Metro | Stuart |
| Year of Construction | 1997 |
| Units | 24 |
| Transaction Date | 2014-11-19 |
| Transaction Price | $26,363,800 |
| Buyer | SP CROSSINGS LLC |
| Seller | INDIAN RUN LIMITED PARTNERSHIP |
3800 SE Gatehouse Cir Stuart Multifamily Investment
Neighborhood metrics point to steady renter demand and amenity access, according to WDSuite’s CRE market data. Investors can underwrite to stable tenancy drivers while planning selective upgrades to enhance positioning.
Located in Stuart within the Port St. Lucie, FL metro, the neighborhood carries an A+ rating and functions as an Inner Suburb with daily needs covered nearby. Amenity access is a strength: restaurant density sits in the 96th percentile nationally, grocery and parks are both in the mid‑80s percentiles, and pharmacies score above the 80th percentile. This concentration supports resident convenience and can aid lease retention for workforce and lifestyle renters.
Rents in the neighborhood trend above national medians (neighborhood metric), and the area’s occupancy has improved over the last five years. With the neighborhood’s renter concentration near 60% of housing units being renter‑occupied (neighborhood metric), the tenant base is deep enough to support multifamily absorption through typical turnover. Median rent levels and a rent‑to‑income ratio around 0.29 at the neighborhood level suggest some affordability pressure; operators should focus on lease management and amenity value to sustain pricing power.
Demographic statistics are aggregated within a 3‑mile radius: population has grown modestly in recent years with households up roughly 10%, and forecasts point to notable expansion by 2028, including a sizable increase in households and a slight reduction in average household size. For investors, that combination indicates a larger tenant base and potentially more one‑ to two‑person households, supporting demand for a range of unit types.
On relative standing, the neighborhood’s amenity access is competitive among Port St. Lucie neighborhoods (ranked near the top out of 104), and several measures sit in the top quartile nationally. Median home values are moderate versus many coastal Florida submarkets, which can introduce some competition from ownership options; however, in a high‑amenity setting with solid service proximity, multifamily can maintain lease‑up and retention advantages through convenience and professional management. The property’s 1997 construction year is newer than the neighborhood’s average 1991 vintage, suggesting relative competitiveness versus older stock, while still warranting attention to aging systems and modernization to support rent attainment as the area evolves based on multifamily property research from WDSuite.
Safety indicators at the neighborhood level are generally favorable in national context: overall crime sits above the national median for safety (higher percentile indicates safer). Property offenses are in a very strong national position (around the high‑90s percentile for safety), and violent‑offense measures trend safer than average nationally (around the 80th percentile).
Recent year‑over‑year data shows an uptick in violent‑offense rates at the neighborhood level despite the otherwise favorable standing. Investors should monitor trend direction and rely on updated reporting when underwriting security budgets and renewal assumptions, recognizing that safety conditions can vary within sub‑areas and over time.
Regional employment anchors within commuting distance help support renter demand and retention, led by energy, food distribution, financial services, and logistics operations noted below.
- NextEra Energy — energy & utilities (23.7 miles) — HQ
- Sysco Southeast Florida — food distribution (28.8 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (32.9 miles)
- CVS Distribution Center — logistics & distribution (37.6 miles)
This 24‑unit asset built in 1997 benefits from a high‑amenity Inner Suburb location where neighborhood rents trend above national medians and renter‑occupied housing represents a significant share of units. The vintage is newer than the area’s average 1991 construction year, which positions the property competitively versus older stock; targeted modernization of interiors, common areas, and building systems can unlock value‑add upside and support rent attainment.
Households within a 3‑mile radius are projected to expand meaningfully by 2028 with a modest decline in average household size, indicating a larger renter pool and supportive fundamentals for occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy has improved over the past five years, and strong amenity density (restaurants, groceries, parks, pharmacies) reinforces retention and leasing velocity. Operators should balance pricing with affordability considerations given neighborhood rent‑to‑income dynamics.
- Newer‑than‑area vintage (1997) supports competitive positioning with potential for targeted value‑add
- High amenity density and commuter access underpin resident convenience and retention
- 3‑mile household growth outlook expands the tenant base and supports occupancy stability
- Neighborhood occupancy trending up over five years, per WDSuite, aiding underwriting confidence
- Risks: affordability pressure at neighborhood rent‑to‑income levels and recent volatility in violent‑offense trends warrant prudent leasing and security planning