| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 45th | Fair |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4348 Plaza Dr, Holiday, FL, 34691, US |
| Region / Metro | Holiday |
| Year of Construction | 1972 |
| Units | 84 |
| Transaction Date | 2014-08-29 |
| Transaction Price | $11,300,000 |
| Buyer | HOLIDAY PROPERTY HOLDINGS LLC |
| Seller | PARK AT BARRINGTON LLC |
4348 Plaza Dr, Holiday FL Multifamily Investment
Neighborhood-level indicators point to durable renter demand supported by nearby employment nodes and a high-cost ownership context, according to WDSuite’s CRE market data. Investors should underwrite to steady working-class tenancy with operational focus on retention and measured rent growth.
Holiday sits within the Tampa–St. Petersburg–Clearwater metro and this inner-suburb neighborhood scores C overall (ranked 552 among 710 metro neighborhoods), indicating competitive positioning primarily for workforce housing. Median home values are comparatively accessible for the region but, relative to local incomes, ownership remains a high-cost market (value-to-income ratio places the neighborhood in a high national percentile), which tends to sustain reliance on multifamily rentals and supports pricing power when managed carefully.
Retail convenience is a practical strength: grocery and pharmacy density track in the higher national percentiles, while cafes, restaurants, and parks are sparse by comparison. For investors, this mix favors day-to-day livability but suggests limited lifestyle-driven premiums; value creation is more likely to come from unit quality, onsite amenities, and professional management rather than walkable entertainment.
The asset’s 1972 vintage is older than the neighborhood’s typical 1980s stock, pointing to potential value‑add through interior upgrades, building systems modernization, and curb appeal improvements. Thoughtful capital planning can improve competitive standing versus newer properties while managing long-term maintenance.
Tenure patterns indicate a meaningful renter base: roughly one‑third of housing units are renter‑occupied in both the neighborhood and the surrounding area, signaling depth for multifamily leasing. Within a 3‑mile radius, recent years show modest population growth and a small increase in households, with forecasts calling for further population and household expansion alongside smaller average household sizes. These trends typically broaden the tenant base and can support occupancy stability for well-operated assets.
Rent-to-income ratios in the neighborhood are elevated, which implies some affordability pressure and underscores the importance of renewal strategies and amenity‑aligned upgrades to support retention. Neighborhood-level occupancy has trended upward over the last five years but remains below many metro peers; operators should plan for active leasing and disciplined expense control to sustain NOI.
Safety indicators are mixed at the neighborhood scale. Relative to the Tampa–St. Petersburg–Clearwater metro, the neighborhood’s rank suggests more reported incidents than many peers (ranked 15 out of 710), yet recent trends point to improvement with year‑over‑year declines in estimated violent and property offense rates. Nationally, comparative positioning indicates better‑than‑average standing in some measures. Investors should frame underwriting with conservative assumptions while recognizing the recent downward trend in incident rates.
As with any submarket‑level view, conditions can vary block to block. A site visit and review of the latest local reports can help align security measures and operating practices with observed conditions while balancing cost and resident experience.
Proximity to major corporate employers across financial services, healthcare, and technology distribution supports a steady commuter tenant base and can aid retention for workforce housing. The following nearby firms help anchor regional employment and commuting patterns from Holiday.
- Raymond James — financial services (16.3 miles)
- Wellcare Health Plans — managed care (16.4 miles) — HQ
- Tech Data — IT distribution (19.6 miles) — HQ
- Raymond James Financial — financial services (22.1 miles) — HQ
- MetLife Insurance Company — insurance (22.9 miles)
4348 Plaza Dr offers an attainable entry point into the Tampa–St. Petersburg–Clearwater metro with exposure to a workforce renter base and improving neighborhood trendlines. The 1972 construction suggests clear value‑add pathways through interior renovations and systems upgrades, which can enhance leasing velocity against 1980s‑era comparables while maintaining operational efficiency. According to CRE market data from WDSuite, neighborhood-level occupancy has improved over the past five years and household counts within a 3‑mile radius are projected to grow, both supportive of long‑term demand when paired with disciplined management.
Ownership remains relatively costly versus local incomes, reinforcing renter reliance on multifamily housing and supporting pricing power when balanced against elevated rent‑to‑income levels. Nearby employment centers in finance, healthcare, and technology distribution provide commute‑oriented demand that can underpin occupancy stability and renewals for a professionally operated, value‑enhanced asset.
- Workforce‑oriented demand with commuter access to multiple corporate employers
- 1972 vintage offers actionable value‑add via interiors and building systems
- Neighborhood occupancy and 3‑mile household growth trends support leasing durability
- High‑cost ownership context supports renter retention and measured pricing power
- Risks: below‑median neighborhood occupancy, mixed safety signals, and affordability pressure call for conservative underwriting and active management