| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Fair |
| Demographics | 26th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1101 Cambridge Sq, Winter Haven, FL, 33880, US |
| Region / Metro | Winter Haven |
| Year of Construction | 1984 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1101 Cambridge Sq, Winter Haven Multifamily Thesis
Positioned in an Inner Suburb with strong daily conveniences and a high renter-occupied presence at the neighborhood level, this 73-unit, 1984-vintage asset offers durable tenant demand, according to WDSuite’s CRE market data.
Rated A and ranked 26 out of 184 Lakeland–Winter Haven neighborhoods, the area sits in the top quartile among metro peers—competitive for sustaining multifamily demand. The neighborhood is classified as an Inner Suburb with deep retail and service coverage, which supports day-to-day livability and resident retention.
Local amenities are a relative strength: grocery access ranks 1st of 184 neighborhoods in the metro and pharmacies rank 2nd, with restaurants (3rd) and cafes (5th) also dense. Childcare availability ranks 2nd, which helps broaden the renter pool. Park space is limited (ranked 184th), so on-site or nearby private recreation may matter more for leasing.
Neighborhood occupancy is softer than national norms and has trended down over five years, so underwriting should prioritize leasing velocity and renewal strategy. Offsetting that, the neighborhood shows a high share of renter-occupied housing units (ranked 4th of 184), indicating a deep tenant base for multifamily. Median contract rents in the neighborhood sit near the middle of national ranges, while home values are comparatively lower, which can introduce some competition from ownership but also supports workforce housing positioning.
Within a 3-mile radius, demographics indicate population and household growth over the past five years with further expansion projected, pointing to a larger tenant base and support for occupancy stability. Household sizes are gradually trending smaller in the forecast, which can reinforce demand for apartment living. Based on CRE market data from WDSuite, NOI per unit ranks 21st of 184 metro neighborhoods (competitive locally) though performance is more modest versus national benchmarks—suggesting disciplined expense control and targeted upgrades can be impactful.
Vintage matters: built in 1984, the property is newer than the neighborhood’s average construction year (1969). That relative youth versus older housing stock can aid competitiveness, though selective modernization of interiors and building systems can further differentiate the asset.
Safety trends are comparatively favorable in context. The neighborhood’s overall crime standing is above the metro median (ranked 48 out of 184, meaning stronger than many Lakeland–Winter Haven neighborhoods). Nationally, violent offense risk benchmarks in the upper quartiles, indicating comparatively safer conditions versus many U.S. neighborhoods.
Property-related offense indicators compare well against national norms (high national percentile implies relatively safer conditions), though the most recent year shows an uptick that warrants routine monitoring and standard property-level measures (lighting, access control). As always, investors should review current, parcel-level reports and coordinate with local stakeholders for the most recent conditions.
Nearby employers span industrial gases, grocery headquarters, restaurants, and logistics—supporting a broad workforce renter base and commute convenience for residents. The list below reflects key anchors within commuting distance that can underpin leasing stability.
- Airgas Specialty Products — industrial gases (16.5 miles)
- Publix Super Markets — grocery headquarters (17.8 miles) — HQ
- Mosaic — mining & chemicals (23.3 miles)
- Darden Restaurants — restaurant group (33.5 miles) — HQ
- Ryder — logistics & transportation (36.4 miles)
Cambridge Square’s 1984 vintage and 73-unit scale align with a workforce housing profile in an Inner Suburb that ranks in the metro’s top quartile for overall neighborhood quality. Amenity density is a standout—top-of-metro access to groceries, pharmacies, restaurants, and childcare supports daily convenience and leasing durability. The neighborhood shows a high share of renter-occupied units, indicating a deep tenant base, while national benchmarks suggest room to lift performance through targeted value-add and operating discipline. According to CRE market data from WDSuite, neighborhood occupancy has softened, so underwriting should emphasize renewal management and competitive positioning.
Relative to older nearby housing stock (average 1969), the 1984 construction offers a competitive edge, with potential to further modernize interiors and systems to enhance rentability. Within a 3-mile radius, past and projected population and household growth point to renter pool expansion, supporting long-term demand even as ownership remains comparatively accessible in the area.
- Amenity-rich Inner Suburb with top-of-metro access to daily needs, reinforcing leasing and retention
- 1984 vintage newer than neighborhood average, with value-add potential via selective modernization
- High neighborhood share of renter-occupied units signals depth of tenant demand
- Demographic growth within 3 miles supports a larger tenant base over the hold period
- Risk: neighborhood occupancy has softened; focus on leasing velocity, renewals, and competitive amenities