| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 59th | Best |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4250 Lakeland Highlands Rd, Lakeland, FL, 33813, US |
| Region / Metro | Lakeland |
| Year of Construction | 1999 |
| Units | 98 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4250 Lakeland Highlands Rd Lakeland Multifamily Investment
Suburban Lakeland location with steady renter demand and a neighborhood track record of strong per-unit NOI, according to WDSuite’s CRE market data.
This suburban Lakeland neighborhood rates A and sits in the upper tier locally (ranked 9 among 184 metro neighborhoods), signaling generally strong fundamentals for investors. Neighborhood-level NOI per unit trends in the top decile nationally, suggesting efficient operations across nearby assets; treat this as a neighborhood indicator, not a property guarantee.
Livability is supported by everyday necessities rather than entertainment density. Grocery, parks, and pharmacy access score around the upper-mid national percentiles, while cafes are limited. Average school ratings land in the top quartile nationally, which can support family-oriented renter retention and reduce turnover risk.
Rents in the neighborhood have outpaced the last five years and sit above national medians, while the neighborhood occupancy rate is in the mid‑80s with a modest upward trend. That occupancy level trails national benchmarks, so leasing strategies and amenity positioning matter. Within a 3‑mile radius, households and population have grown, with additional household growth projected — a setup that can expand the tenant base and support occupancy stability over time. For multifamily property research, WDSuite’s market view indicates rent growth expectations remain constructive in the near term.
Tenure skews toward ownership, yet the renter‑occupied share at the neighborhood level is about 31.7%, providing a meaningful pool of prospective tenants. Median home values are elevated for the area and value‑to‑income ratios trend higher than national midpoints, which can sustain reliance on rentals and support pricing power without overextending typical rent‑to‑income thresholds. Within a 3‑mile radius, the rent‑to‑income profile is manageable, aiding lease retention.
Safety signals are comparatively favorable on a national basis. Neighborhood measures align with upper‑tier national percentiles for both property and violent offenses, and recent year‑over‑year estimates indicate declines. These figures reflect neighborhood‑level conditions rather than block‑specific patterns and should be viewed alongside on‑site security, lighting, and property management practices.
Against the broader region, results can vary by subarea and time of day; investors typically contextualize these trends with local leasing feedback and insurer guidance to inform operating assumptions.
Proximity to major employers underpins workforce housing demand and commute convenience, notably anchored by Publix, Mosaic, and regional healthcare and specialty services offices listed below.
- Publix Super Markets — corporate offices (6.1 miles) — HQ
- Mosaic — corporate offices (12.3 miles)
- Airgas Specialty Products — corporate offices (26.9 miles)
- Cardinal Health — corporate offices (27.3 miles)
- MetLife Insurance Company — corporate offices (29.8 miles)
Built in 1999, the asset is newer than the area’s average vintage, offering a competitive edge versus older stock while still warranting selective capital planning for aging systems and potential value‑add finishes. Neighborhood‑level NOI per unit trends are nationally strong, and household growth within a 3‑mile radius points to a larger tenant base and support for leasing velocity. According to CRE market data from WDSuite, neighborhood rents have moved upward over five years while rent‑to‑income metrics remain manageable, a combination that can aid retention.
Key considerations include a neighborhood occupancy rate that trails national benchmarks — execution on amenities and unit quality will matter — and an ownership‑leaning tenure mix that concentrates demand among a defined renter cohort. Elevated home values and higher value‑to‑income ratios in the area reinforce renter reliance on multifamily housing, supporting pricing power when balanced with affordability management.
- 1999 vintage offers competitive positioning vs. older local stock with targeted value‑add potential
- Neighborhood NOI per unit trends in top national tiers support income durability at the submarket level
- 3‑mile household and population growth expand the renter pool and support occupancy stability
- Elevated for‑sale housing costs bolster multifamily demand and pricing power
- Risk: neighborhood occupancy trails national benchmarks, requiring strong leasing and amenity execution