| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Poor |
| Demographics | 28th | Poor |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14120 Regency Ln, Dade City, FL, 33525, US |
| Region / Metro | Dade City |
| Year of Construction | 1983 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14120 Regency Ln Dade City Multifamily Investment
Neighborhood occupancy has improved in recent years while renter concentration remains moderate, according to WDSuite’s CRE market data, supporting a steady tenant base for a 32-unit asset in suburban Pasco County.
Located in Dade City within the Tampa–St. Petersburg–Clearwater metro, the neighborhood posts a C+ rating and ranks 428 out of 710 metro neighborhoods. Amenity access is a relative strength: the area’s amenity rank of 59 out of 710 is competitive among Tampa–St. Petersburg–Clearwater neighborhoods and above national averages, with strong density of restaurants, pharmacies, and childcare options. These conveniences help with leasing appeal and day-to-day resident retention.
The neighborhood’s housing stock skews older (average 1958), while the subject was built in 1983. Being newer than much of the local inventory positions the property to compete against aging stock, though investors should plan for system updates typical of early-1980s construction to sustain curb appeal and reduce capex surprises.
Neighborhood occupancy is reported at 81.2% and has trended upward over the past five years, per WDSuite. Renter-occupied housing accounts for roughly 29.4% of units locally, indicating a moderate renter concentration that supports multifamily demand without overreliance on transient leasing. Within a 3-mile radius, demographics show recent population growth and an increase in households, pointing to a larger tenant base and supporting occupancy stability going forward.
Home values in the neighborhood are comparatively moderate for the region, and rent-to-income levels are measured at 0.16. This context suggests ownership is relatively accessible versus high-cost metros, which can create some competitive pressure, but projected 3-mile population and household gains should sustain renter demand and give operators room to manage pricing and retention. School ratings trend below national averages, which may shape tenant mix and marketing positioning more toward workforce households. References to occupancy and rents reflect neighborhood-level metrics, not the property.
Comparable neighborhood-level crime metrics are not available in WDSuite for this location, so no direct safety ranking is cited here. Investors typically benchmark against broader Tampa–St. Petersburg–Clearwater and Pasco County trends and incorporate property-level measures (lighting, access control, and visibility) when underwriting.
Given the absence of a metro rank or national percentile for this neighborhood, a prudent approach is to review multi-year city and county reports and assess site-specific conditions during inspections, keeping analysis comparative rather than block-level.
Regional corporate employers within commuting range support a diversified workforce renter base, with financial services, insurance, and healthcare among the leading demand drivers cited below.
- MetLife Insurance Company — insurance (19.6 miles)
- Raymond James — financial services offices (26.7 miles)
- Publix Super Markets — grocery corporate (27.2 miles) — HQ
- Wellcare — healthcare plans (31.4 miles)
- Wellcare Health Plans — healthcare plans (31.5 miles) — HQ
Built in 1983 with 32 units averaging 964 square feet, the property competes favorably against an older neighborhood base while remaining positioned for targeted modernization to drive rentability. According to CRE market data from WDSuite, neighborhood occupancy has improved and renter concentration is moderate, indicating a workable balance between demand depth and lease stability for a suburban workforce asset.
Amenities score well relative to the metro and national context, and 3-mile demographics point to population growth and a larger household base ahead, which supports renter pool expansion. Ownership costs are comparatively accessible, so operators should emphasize convenience, unit size, and refreshed finishes to differentiate from entry-level ownership while monitoring affordability pressure to manage renewals and pricing.
- Newer-than-local-vintage 1983 asset with room for value-add to outcompete older stock.
- Neighborhood occupancy trending upward with moderate renter concentration supporting demand stability.
- Strong local amenities and projected 3-mile population/household growth bolster leasing and retention.
- Larger average unit sizes (964 sf) offer a competitive edge for family and workforce renters.
- Risks: lower school ratings, limited park access, and relatively accessible ownership may add competitive pressure.