| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 68th | Best |
| Amenities | 40th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4142 My Lady Ln, Land O Lakes, FL, 34638, US |
| Region / Metro | Land O Lakes |
| Year of Construction | 1988 |
| Units | 47 |
| Transaction Date | 2021-12-09 |
| Transaction Price | $5,800,000 |
| Buyer | LAND O LAKE REAL ESTATE LLC |
| Seller | PARK VILLAGE INVESTMENT PROPERTIES LLC |
4142 My Lady Ln Land O Lakes Multifamily Investment
Suburban setting with high neighborhood occupancy and strong incomes supports durable renter demand, according to CRE market data from WDSuite. Ownership-leaning housing stock points to a thinner but stable tenant base and potential for steady lease retention.
Located in a suburban pocket of Land O Lakes within the Tampa–St. Petersburg–Clearwater metro, the neighborhood holds a B+ rating and ranks 186 out of 710 metro neighborhoods — competitive among Tampa–St. Petersburg–Clearwater neighborhoods. Neighborhood occupancy is reported at 95.9%, with a rank of 95 out of 710 and a national standing in the upper quartile, indicating consistent demand for occupied units at the neighborhood level (not the property).
The area skews ownership-heavy, with a relatively low share of renter-occupied housing units. For multifamily investors, this typically means a smaller but more stable renter pool, where higher household incomes can support lease performance. Household incomes sit in the upper national percentiles, and neighborhood rent-to-income metrics indicate manageable affordability pressure — factors that can aid retention and reduce turnover risk.
Livability signals are supportive for family-oriented renters: average school ratings are strong (top quartile nationally) and align with suburban preferences. Amenities are moderate overall, with grocery and parks access around the middle of national peers, while cafes and pharmacies are sparser locally — a common profile for lower-density suburbs. Median contract rents benchmark in the mid-70s national percentile, suggesting pricing power relative to many U.S. neighborhoods without being at the top of the market.
Demographic statistics aggregated within a 3-mile radius indicate recent population and household growth, with forecasts pointing to continued expansion over the next five years. A larger nearby resident base and rising incomes generally translate into a broader tenant pipeline and support for occupancy stability, even as new supply across the metro competes for residents.
Relative vintage context matters: the neighborhood’s average construction year is 1996, while the subject property dates to 1988. The older vintage can be addressed through targeted capital planning and selective renovations to improve competitive positioning against newer stock.
Neighborhood-level safety data suitable for benchmarking is not available in this dataset. Without current ranked or percentile measures against the 710 metro neighborhoods, we avoid specific claims. Investors typically compare police-reported trends and third-party indices at the neighborhood and submarket levels to assess resident perception and leasing implications over time.
Prudent underwriting would incorporate local comps, recent incident trends, and property-level security considerations to contextualize retention and marketing strategies alongside broader metro patterns.
Proximity to regional employers in insurance, financial services, and healthcare supports commuter convenience and can bolster leasing stability for workforce households. The nearby base includes MetLife, Raymond James, Wellcare, Wellcare Health Plans, and Cardinal Health.
- MetLife Insurance Company — insurance (8.3 miles)
- Raymond James — financial services (8.9 miles)
- Wellcare — healthcare services (13.6 miles)
- Wellcare Health Plans — healthcare plans (13.7 miles) — HQ
- Cardinal Health — medical distribution (24.0 miles)
This 47-unit, 1988-vintage asset sits in a suburban, high-occupancy neighborhood where incomes benchmark well above national averages, supporting rent collections and renewal potential. The area’s renter-occupied share is comparatively low, but steady population and household growth within a 3-mile radius expands the nearby tenant base, helping sustain demand as new deliveries come online. According to CRE market data from WDSuite, neighborhood occupancy trends are competitive versus the metro and in the upper national quartiles, underscoring durability at the neighborhood level.
Relative to the neighborhood’s newer average construction year (1996), the property’s earlier vintage suggests value-add opportunity through targeted interior updates and common-area improvements to enhance positioning against younger stock. Strong schools and family-oriented demographics reinforce leasing appeal, while moderate amenity density and an ownership-leaning housing mix warrant disciplined marketing and retention strategies.
- High neighborhood occupancy and strong incomes support stable leasing conditions
- Demographic growth within 3 miles broadens the renter pool and supports renewals
- 1988 vintage offers value-add potential versus the neighborhood’s newer average stock
- Solid school quality aligns with family renter demand in suburban settings
- Risk: ownership-leaning area and moderate amenity depth may temper leasing velocity; focus on targeted upgrades and pricing discipline