| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Poor |
| Demographics | 28th | Poor |
| Amenities | 53rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4841 20th St, Zephyrhills, FL, 33542, US |
| Region / Metro | Zephyrhills |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4841 20th St Zephyrhills Multifamily Investment
Renter-occupied share in the surrounding neighborhood sits above the metro median, supporting depth of tenant demand even as occupancy varies by asset quality, according to WDSuite’s CRE market data. Positioning around value and retention should resonate with a cost-conscious renter base.
Located in Zephyrhills within the Tampa–St. Petersburg–Clearwater metro, the neighborhood carries a C- rating and profiles as an Inner Suburb. Daily needs are reasonably served with groceries and parks scoring in the upper national percentiles, while restaurants are present but cafés and pharmacies are limited. For investors, this mix points to stable day-to-day convenience with selective amenity gaps that may inform resident services and marketing.
The property’s 1985 vintage is newer than the neighborhood’s average construction year (1968), suggesting a relative competitive edge versus older stock. Investors should still plan for systems modernization and targeted upgrades to protect positioning against newer deliveries and to capture value-add potential.
Neighborhood occupancy trends trail national norms, but renter concentration is above the metro median (ranked better than the midpoint among 710 Tampa–St. Petersburg–Clearwater neighborhoods), indicating a meaningful base of renter-occupied housing units that can support leasing velocity. Median rents and rent-to-income ratios reflect manageable affordability pressure, which can aid lease retention and reduce turnover sensitivity.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years and a projected increase in households through the next cycle, pointing to a larger tenant base. The area skews toward smaller households and a broad mix of income bands, which supports diversified unit demand and reinforces occupancy stability when paired with disciplined pricing, based on CRE market data from WDSuite.
Ownership costs in the immediate neighborhood are comparatively accessible by national standards, which can create some competition from entry-level ownership options. Effective asset management — emphasizing convenience, maintenance responsiveness, and modest finish upgrades — can help sustain pricing power and resident retention versus for-sale alternatives.
Safety signals are mixed and should be evaluated with a trend lens. Compared with neighborhoods nationwide, overall crime sits modestly above the national median (around the 55th percentile for safety), and both property and violent offense rates benchmark favorably at the national level (property offense sits in a stronger national percentile and violent offenses are in the upper quartile for safety). Within the Tampa–St. Petersburg–Clearwater metro, however, the neighborhood ranks in the lower half for crime (131 out of 710), indicating local conditions are more challenging than many peer neighborhoods.
Year over year, reported violent incidents increased, while property offenses eased, underscoring volatility. Investors should incorporate standard risk mitigation — lighting, access controls, and resident screening — and underwrite to prudent insurance and security line items rather than assume straight-line improvement.
Nearby employment anchors span insurance, retail headquarters, financial services, and healthcare — a mix that supports workforce housing demand and commute convenience for residents.
- MetLife Insurance Company — insurance (14.1 miles)
- Publix Super Markets — retail HQ operations (18.3 miles) — HQ
- Raymond James — financial services (22.4 miles)
- Cardinal Health — healthcare distribution (26.4 miles)
- Wellcare — health plans (26.6 miles)
This 48-unit asset at 4841 20th St benefits from a renter base that is above the metro median locally and a 3-mile radius showing population growth with projected household expansion — dynamics that support a larger tenant pool and occupancy stability. The 1985 vintage is newer than the neighborhood average, offering a competitive posture versus older stock while leaving room for targeted renovations and systems upgrades to drive value and retention. According to CRE market data from WDSuite, neighborhood affordability metrics indicate manageable rent-to-income levels, reinforcing a strategy centered on steady cash flow and disciplined renewals.
Counterbalancing factors include local crime ranking weaker than many metro peers and ownership being relatively accessible in the area, which may cap near-term pricing power. Amenity gaps (notably cafés and pharmacies) also suggest the property should emphasize convenience features and service quality to differentiate.
- Renter-occupied housing share above the metro median supports depth of tenant demand and leasing velocity.
- 1985 vintage is newer than neighborhood average, enabling competitive positioning with value-add potential through targeted upgrades.
- 3-mile population and household growth projections point to a larger tenant base and support occupancy stability.
- Manageable affordability pressure suggests solid renewal prospects when paired with disciplined rent management.
- Risks: metro-relative crime ranking, accessible ownership alternatives, and amenity gaps may temper pricing power; underwrite conservatively.