| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 39th | Fair |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16000 Kemper Dr, Hudson, FL, 34667, US |
| Region / Metro | Hudson |
| Year of Construction | 2004 |
| Units | 34 |
| Transaction Date | 2011-01-11 |
| Transaction Price | $2,950,000 |
| Buyer | CORTLAND LOAN SERVICES LLC |
| Seller | BLUE VALLEY APARTMENTS INC |
16000 Kemper Dr Hudson Multifamily Investment
2004 vintage with larger-than-typical floor plans positions this 34-unit asset competitively versus older local stock, according to WDSuite’s CRE market data. Neighborhood occupancy trends are mixed, so investors should underwrite to demand driven by commuter access to Tampa–St. Petersburg and retention supported by manageable rent-to-income levels.
Set within a rural pocket of the Tampa–St. Petersburg–Clearwater metro (neighborhood rating C; rank 517 among 710 metro neighborhoods), the area offers modest day-to-day convenience with groceries and parks near the middle of national distributions, while childcare and pharmacies are sparse. Cafes index in the top third nationally, but overall amenity density remains limited compared with more urban submarkets.
The neighborhood’s average construction year skews older than this property (1989 vs. 2004), giving a competitive edge to newer systems and finishes. For investors, the 2004 vintage can help leasing against older comparables, though selective modernization may still be needed to meet renter expectations and sustain occupancy.
Renter concentration is moderate: neighborhood data indicate roughly one-fifth of housing units are renter-occupied, and within a 3-mile radius, renters account for about one-quarter of occupied units. This supports a stable, but not deep, tenant base; lease-up velocity may depend on capturing workforce renters commuting to larger job centers.
Demographic data aggregated within a 3-mile radius show recent population softening alongside smaller household sizes, yet forecasts point to a larger tenant base ahead, with increases in households and incomes by 2028. Rising median incomes and a low rent-to-income profile imply manageable affordability pressure, which can aid retention. Home values sit in a mid-range context for the region; ownership remains accessible enough to create some competition, so pricing power will rely on unit quality, management, and access to employment rather than scarcity alone.
Safety indicators compare favorably at the national level overall. Property offense measures sit in the top decile for safety nationwide, and violent offense levels are in the top quartile nationally, suggesting comparatively lower incident rates versus many neighborhoods. However, year-over-year violent offense trends have recently moved the wrong direction, so investors should monitor trajectory and incorporate prudent operating assumptions.
Relative to the Tampa–St. Petersburg–Clearwater metro, safety varies by micro-area; this neighborhood ranks 90 out of 710 metro neighborhoods on WDSuite’s crime index, which warrants continued diligence. Framing risk at the neighborhood level—rather than block-by-block—supports balanced underwriting without over- or under-weighting isolated incidents.
Regional employment is anchored by finance, insurance, healthcare, and technology offices within commuting range, supporting workforce renter demand and lease retention for properties positioned as value options for Tampa–St. Petersburg commuters. The list below reflects nearby corporate offices most relevant to this location.
- Raymond James — financial services (23.0 miles)
- MetLife Insurance Company — insurance (25.7 miles)
- Wellcare Health Plans — healthcare services (25.7 miles) — HQ
- Tech Data — technology distribution (32.6 miles) — HQ
- Jabil Circuit — electronics manufacturing (36.0 miles) — HQ
This 34-unit, 2004-built asset offers relative competitiveness versus an older neighborhood stock base, with larger average unit sizes that can appeal to renters seeking space while maintaining manageable rent-to-income levels. Based on commercial real estate analysis from WDSuite, neighborhood occupancy sits below stronger metro submarkets, so performance will hinge on capturing commuter demand to Tampa–St. Petersburg employment nodes and on operational execution that emphasizes retention.
Forward-looking demographics within a 3-mile radius indicate an expanding household base and rising incomes by 2028, supporting a larger tenant pool despite historically modest renter concentration. Home values and ownership costs are moderate in context, which can create some competition for renters; emphasizing quality, efficient operations, and selective upgrades should help sustain leasing and stabilize cash flow.
- 2004 vintage competes well against older local stock, reducing near-term capex pressure while allowing targeted value-add.
- Larger floor plans support renter appeal and retention, with affordability that can sustain occupancy.
- Commuter access to regional employers in finance, insurance, healthcare, and technology underpins steady tenant demand.
- Forecast household and income growth within 3 miles expands the renter pool, aiding long-term stability.
- Risks: below-metro occupancy, limited local amenities, and recent safety trend volatility warrant conservative underwriting and active management.