| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Good |
| Demographics | 27th | Fair |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1300 S Lake Howard Dr, Winter Haven, FL, 33880, US |
| Region / Metro | Winter Haven |
| Year of Construction | 1985 |
| Units | 50 |
| Transaction Date | 2017-07-20 |
| Transaction Price | $4,345,000 |
| Buyer | WESTSIDE LAKESHORE DEVELOPMENT LLC |
| Seller | WESTSIDE LAKESHORE LLC |
1300 S Lake Howard Dr Winter Haven Multifamily Investment
Stabilizing renter demand and competitive neighborhood occupancy support a steady leasing story for this 50-unit asset, according to WDSuite’s CRE market data. Neighborhood metrics reflect a deep renter-occupied base rather than property-level occupancy.
Located along S Lake Howard Dr in Winter Haven, the property benefits from inner-suburb dynamics that balance proximity to daily needs with access to Lakeland–Winter Haven employment. Neighborhood occupancy is competitive among 184 metro neighborhoods, and the renter-occupied share is in the top quartile locally, indicating a meaningful tenant base for multifamily investors.
Amenities skew practical rather than boutique: grocery access is competitive among Lakeland–Winter Haven neighborhoods (ranked better than the metro median out of 184), parks access sits in the top quartile nationally, and restaurants are above the metro median. However, cafe, pharmacy, and childcare counts are limited in the immediate area, which may modestly affect lifestyle convenience for some residents.
The property’s 1985 vintage is newer than the neighborhood’s average construction year (1972 across 184 neighborhoods), suggesting a relative competitive edge versus older local stock. Investors should still plan for system modernization and selective renovations to sustain leasing velocity and rent positioning over a longer hold.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, supporting a larger tenant base and occupancy stability. Median home values in the neighborhood are lower than many Florida metros, which can create some competition from ownership; at the same time, rent levels and rent-to-income ratios indicate manageable affordability pressure that can aid retention and reduce turnover risk.
School ratings in the neighborhood are below national averages, and demographic attainment lags higher-performing submarkets; investors should underwrite these factors when targeting renter profiles. Even so, steady five-year rent growth at the neighborhood level and positive household formation in the 3-mile radius point to durable demand for well-maintained units.
Safety indicators show comparatively favorable positioning versus neighborhoods nationwide, with several measures landing in the top quartile nationally. Recent year-over-year trends also point to declining estimated offense rates, which supports resident retention and leasing stability.
At the metro level, performance can vary by category across Lakeland–Winter Haven’s 184 neighborhoods; investors should focus on property-level controls (lighting, access, and visibility) and align marketing toward demand segments that value proximity to parks and daily-needs retail.
Proximity to large regional employers underpins workforce housing demand and supports resident retention. Key nearby employers include Publix Super Markets, Airgas Specialty Products, Mosaic, Darden Restaurants, and Ryder.
- Publix Super Markets — grocery retail (16.8 miles) — HQ
- Airgas Specialty Products — industrial gases (16.8 miles)
- Mosaic — fertilizers & chemicals (22.7 miles)
- Darden Restaurants — restaurants (33.8 miles) — HQ
- Ryder — logistics & transportation (36.6 miles)
The investment case centers on a solid renter base, neighborhood-level occupancy that is competitive among Lakeland–Winter Haven submarkets, and sustained five-year rent gains. Based on CRE market data from WDSuite, the area’s renter-occupied share is high for the metro, supporting depth of demand for a 50-unit community.
The 1985 vintage positions the asset newer than the neighborhood average, offering a relative edge versus older stock while still leaving room for modernization to unlock value-add upside. Within a 3-mile radius, population and households are growing and are projected to expand further, pointing to a larger tenant pool over the next cycle. Home values remain modest in context, which can introduce some competition from ownership; however, neighborhood rent-to-income levels suggest manageable affordability pressure that can support occupancy stability and retention.
- Competitive neighborhood occupancy and deep renter base support leasing stability
- 1985 vintage newer than local average, with modernization potential for rent lift
- 3-mile-radius growth expands the tenant pool and underpins long-term demand
- Practical amenity access (grocery, parks, restaurants) fits workforce housing demand
- Risks: below-average school ratings and limited specialty amenities; some competition from ownership options