| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 55th | Good |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 660 Beltrees St, Dunedin, FL, 34698, US |
| Region / Metro | Dunedin |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | $1,600,000 |
| Buyer | HENDRICKS FRED A |
| Seller | KAYDEN BERNARD H |
660 Beltrees St Dunedin Multifamily Investment
Well-located in Dunedin with steady neighborhood renter demand supported by nearby employment and daily-needs amenities, according to WDSuite’s CRE market data.
Dunedin’s inner-suburb setting offers convenient access to groceries, parks, and dining that support everyday livability. The neighborhood scores competitively on amenities versus the metro, with grocery access in a high national percentile and parks and restaurants also testing strong, while cafes and pharmacies are less dense. For investors, this mix points to solid day-to-day convenience that can aid leasing and retention.
Median contract rents in the neighborhood have trended upward over the past five years, and the neighborhood occupancy rate is reported for the neighborhood at 83.9% with a modest multi-year uptick. The area’s renter-occupied share of housing units is 37.7%, indicating a meaningful but not dominant renter base that can support stabilized multifamily demand without oversaturation.
Ownership costs skew higher locally versus national norms, with home values in an elevated national percentile and a high value-to-income ratio. That context typically sustains reliance on rental housing and can bolster pricing power, while the local rent-to-income ratio remains comparatively manageable, supporting lease retention for workforce-oriented units.
Demographic indicators aggregated within a 3-mile radius show recent population and household growth with forecasts calling for additional gains in population, households, and incomes over the next five years. A growing household base and modest household sizes suggest continued depth for 1–2 bedroom demand, which can support occupancy stability and renewal rates for well-managed assets.
Vintage in the immediate area averages early-1970s. With this property built in 1975, investors should underwrite routine capital planning and potential value-add or systems modernization to stay competitive versus newer stock.
School ratings in the neighborhood track below national norms, which may temper appeal for family-focused renters; positioning toward singles, couples, and downsizing households may align better with local demand patterns.
Neighborhood safety indicators present a mixed picture. Overall crime places around the middle of the pack within the Tampa–St. Petersburg–Clearwater metro (ranked 307 among 710 neighborhoods), which indicates comparatively higher incident levels than safer metro peers. Nationally, the neighborhood’s composite safety profile sits below the median (41st percentile).
Trends diverge by category: violent incidents are around national median levels and have declined notably year over year, while property-related incidents sit in a lower national percentile and showed a recent increase. For investors, the takeaway is to emphasize security measures and resident communication while monitoring neighborhood-level trends over time rather than relying on block-level assumptions.
Proximity to major employers broadens the renter pool and supports retention, particularly for workforce housing tied to technology, finance, manufacturing, and managed care. Notable nearby employers include Tech Data, Raymond James Financial, Jabil, and WellCare.
- Tech Data — technology distribution (7.5 miles) — HQ
- Raymond James Financial — financial services (10.8 miles) — HQ
- Jabil Circuit — electronics manufacturing (12.5 miles) — HQ
- Jabil Circuit — electronics manufacturing (12.7 miles)
- Wellcare Health Plans — managed care (14.3 miles) — HQ
660 Beltrees St is a 32-unit, 1975-vintage asset positioned in an inner-suburban Dunedin location with daily-needs convenience and access to diverse employment nodes. Neighborhood-level rents have risen over the last five years, and occupancy for the neighborhood has improved modestly, supporting a case for stable leasing fundamentals. Within a 3-mile radius, recent growth in population and households — with further gains forecast — points to a larger tenant base and sustained multifamily demand. Based on commercial real estate analysis from WDSuite, the surrounding ownership market tests as higher-cost relative to incomes, which tends to reinforce renter reliance on multifamily housing while rent-to-income remains comparatively manageable.
Given the 1975 construction, underwriting should include ongoing capital planning and potential value-add scope to enhance unit finishes and building systems, improving competitive positioning versus newer inventory. Investors should also account for mixed neighborhood safety signals and below-average school ratings when shaping target renter profiles and amenity programming.
- Inner-suburb location with strong everyday amenities supporting leasing and retention
- Expanding 3-mile renter pool from projected population and household growth supporting occupancy stability
- Higher-cost ownership market reinforces rental demand while rent-to-income remains comparatively manageable
- 1975 vintage offers value-add and systems modernization opportunities to drive NOI
- Risks: mixed property-crime trends and low school ratings warrant prudent security and positioning