| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 16th | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5122 SE Lisbon Cir, Stuart, FL, 34997, US |
| Region / Metro | Stuart |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2022-04-20 |
| Transaction Price | $15,000,000 |
| Buyer | WP SABAL PALMS LP |
| Seller | SABAL PALMS DEVELOPMENT CORPORATION |
5122 SE Lisbon Cir, Stuart FL Multifamily Investment
Positioned in an inner-suburban neighborhood of the Port St. Lucie metro, this 20-unit asset benefits from steady renter demand and strong daily-needs access, according to WDSuite s CRE market data. Neighborhood statistics referenced here reflect area-level dynamics, not property performance.
The location offers everyday convenience that supports tenant retention. Neighborhood amenity access ranks near the top of the metro for essentials: grocery density is 2nd of 104 Port St. Lucie neighborhoods and sits in the top quartile nationally, while restaurants (3rd of 104; top quartile nationally) and cafes (4th of 104; above most neighborhoods nationwide) provide a robust food-and-beverage ecosystem. By contrast, park and childcare options are sparse within the neighborhood, which could matter for certain renter cohorts.
Renter demand signals are constructive. The neighborhood s renter-occupied share is high (6th of 104 metro neighborhoods; top quartile nationally), indicating a deep local tenant base that can support leasing. Occupancy at the neighborhood level is around the metro average (56th of 104; below the national median), suggesting stable but competitive conditions where well-managed assets can differentiate on operations and value.
Income and housing context point to balanced pricing power. Median contract rents and home values are near mid-pack for the metro and middle-of-the-road nationally, implying neither extreme cost pressures nor outsized concessions. In a high-cost ownership market, renters often remain longer; here, ownership is relatively accessible compared with coastal Florida hubs, so pricing and renewals should be managed with an eye to potential competition from entry-level ownership rather than relying on scarcity. Neighborhood NOI per unit performance ranks 4th of 104 locally and in the top quartile nationally, indicating operators in this area have historically captured solid income per door (per WDSuite).
Within a 3-mile radius, demographics show population growth and a notable increase in households, with average household size trending smaller. This points to a larger renter pool and demand for professionally managed units, supporting occupancy stability over the next few years. Average school ratings in the neighborhood are lower (26th of 104; 15th percentile nationally), which may affect family-driven leasing decisions; investors can offset with property-level amenities and convenience to daily services.
Comparable neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark safety perceptions against city and Port St. Lucie metro trends and review multi-year patterns rather than single-year snapshots.
As with any asset, underwriting should account for property-level measures (lighting, access control, onsite management) and insurer/lender due diligence to align expectations with neighborhood context.
Proximity to regional employers supports workforce housing demand and commute convenience for residents. The following employers represent nearby demand drivers in utilities, food distribution, financial services, and logistics.
- NextEra Energy — utilities (21.6 miles) — HQ
- Sysco Southeast Florida — food distribution (26.9 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (31.0 miles)
- CVS Distribution Center — logistics (39.8 miles)
5122 SE Lisbon Cir offers scale for an efficient small-midsize portfolio play at 20 units, with neighborhood drivers that favor durable leasing: high renter concentration, strong grocery/pharmacy access, and NOI per unit performance that ranks among the top Port St. Lucie neighborhoods. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the metro average and below the national median, positioning well-run assets to outperform through operations rather than relying on market tightness alone.
The broader 3-mile radius shows population growth and a faster rise in household counts, indicating a larger tenant base and more renters entering the market even as average household size declines. Ownership costs are comparatively accessible versus major Florida metros, so underwriting should assume thoughtful renewal strategies and amenity differentiation. Lower neighborhood school ratings and limited parks/childcare are watch items, but proximity to daily services and regional employers helps support leasing velocity and retention.
- High renter-occupied concentration (6th of 104 metro neighborhoods) supports a deep tenant base
- Strong daily-needs access (top-quartile groceries, restaurants, pharmacies) aids retention and leasing
- Neighborhood NOI per unit ranks 4th of 104 locally and top quartile nationally
- 3-mile demographics point to renter pool expansion as households grow and sizes shrink
- Risks: occupancy near metro average, lower school ratings, and competition from ownership require active asset management