| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 46th | Fair |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4410 Gulf Breeze Pkwy, Gulf Breeze, FL, 32563, US |
| Region / Metro | Gulf Breeze |
| Year of Construction | 2008 |
| Units | 107 |
| Transaction Date | 2012-02-01 |
| Transaction Price | $24,000,000 |
| Buyer | SHI Gulf Breeze, LLC |
| Seller | Twin Palms, LLC |
4410 Gulf Breeze Pkwy, Gulf Breeze FL — 107-Unit Multifamily
Suburban Pensacola-area asset with steady renter demand signals and income headroom relative to local wages, according to WDSuite s CRE market data.
Located in a suburban pocket of the Pensacola–Ferry Pass–Brent metro, the neighborhood carries a B- rating and demonstrates durable renter appeal even with a modest amenity footprint. Neighborhood metrics (measured for the neighborhood, not the property) show restaurant density outperforming several nearby areas, while grocery, pharmacy, park, and cafe access are comparatively thin—an operational consideration for marketing and positioning.
Rents in the neighborhood benchmark above many U.S. locations (median contract rent sits in a high national percentile), while rent-to-income levels remain manageable, supporting lease retention and measured pricing power. NOI per unit for the neighborhood tracks in a very strong national percentile, per WDSuite s CRE market data, indicating that comparable assets here have historically monetized demand effectively.
Tenure skews toward ownership: neighborhood renter-occupied share is relatively low, which concentrates demand among a smaller renter pool but can also stabilize resident profiles for well-positioned communities. Within a 3-mile radius, population and household counts have expanded and are projected to continue growing, pointing to a larger tenant base and continued leasing velocity for quality product.
Built in 2008, the property s vintage is newer than the neighborhood s average stock. That positioning typically offers a competitive edge versus older assets, while still warranting mid-life capital planning for systems and common-area refreshes to sustain performance against newer deliveries.
Neighborhood-level crime metrics for this area are not published in WDSuite for the most recent period. Investors typically benchmark local safety using municipal reports and metro comparisons, then calibrate underwriting assumptions (insurance, security, and retention strategies) accordingly.
The 107-unit 2008-vintage community benefits from a suburban location with demonstrated rent levels and neighborhood NOI per unit performance that rank strongly at the national level, according to CRE market data from WDSuite. Within a 3-mile radius, recent and projected growth in population and households expands the renter pool, supporting occupancy stability and leasing velocity for well-amenitized assets.
Renter concentration in the immediate neighborhood is lower than ownership, so effective demand capture depends on product differentiation and management execution. Relative affordability (measured by rent-to-income) provides room for thoughtful revenue management, while mid-life systems should be planned for in capital budgets to maintain competitive positioning against newer supply.
- Strong neighborhood NOI-per-unit benchmarking supports income durability
- Expanding 3-mile population and household base increases tenant depth
- Rent-to-income levels indicate room for prudent pricing without overextending residents
- 2008 vintage offers competitive edge vs. older stock; plan for mid-life capex
- Risks: thinner amenity base and lower renter concentration require targeted marketing and retention strategy