| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 52nd | Good |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4260 Highway 90, Milton, FL, 32571, US |
| Region / Metro | Milton |
| Year of Construction | 1982 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4260 Highway 90 Milton Multifamily Investment
Household and population growth within a 3-mile radius point to a widening tenant base and support for rent levels, according to WDSuite’s CRE market data.
Located in Milton within the Pensacola-Ferry Pass-Brent metro, the neighborhood carries a B rating and reads as suburban, with everyday conveniences anchored by grocery and pharmacy access that track above national norms while park and cafe density are thinner. Restaurant density trends above many U.S. neighborhoods, offering basic lifestyle coverage without a heavy urban amenity mix.
School quality stands out: the area’s average school rating ranks 3rd among 134 metro neighborhoods and sits in the 84th percentile nationally—conditions that often contribute to household stability and appeal for family renters. Neighborhood occupancy is softer than many peer areas, which suggests investors should underwrite to competitive positioning and leasing strategy rather than assuming automatic lease-up tailwinds.
Within a 3-mile radius, demographics indicate a growing demand backdrop: population and households have expanded in recent years, with further gains projected. This expansion generally supports a larger tenant pool and can help stabilize occupancy over time, though investors should calibrate exposure to new supply and local competition.
Tenure patterns show a predominantly owner-occupied landscape within 3 miles (about one-fifth of units are renter-occupied), implying a thinner but potentially stable renter pool where well-managed assets can capture demand from residents prioritizing location and schools. Median contract rents in the radius have risen over the past five years and are projected to continue increasing, reinforcing the need for disciplined lease management and attention to affordability bands.
The property s 1982 construction is slightly older than the neighborhood average year (mid-1980s), which points to potential value-add through unit and system updates. Thoughtful capex can sharpen competitive position against newer stock while balancing ongoing maintenance and modernization needs.
Safety indicators are comparatively favorable at the national level: property offense rates align with top-quartile neighborhoods nationwide, and violent offense measures track better than the U.S. average, based on CRE market data from WDSuite. Recent year-over-year trends show property offenses easing while violent incidents ticked up, so prudent operators may want to monitor conditions and emphasize lighting, access control, and resident engagement as part of risk management.
This 34-unit Milton asset benefits from a growing 3-mile demand base, competitive school quality, and essential retail access that supports day-to-day livability. Rents in the surrounding area have trended upward and, according to WDSuite s commercial real estate analysis, rent-to-income dynamics remain manageable, which can aid retention and pricing discipline. Neighborhood occupancy lags stronger submarkets, so performance is likely to favor hands-on operations and differentiated product positioning.
Built in 1982, the vintage suggests practical value-add potential through interior refreshes and system upgrades. The broader metro’s suburban profile and ownership tilt indicate a focused but steady renter pool; pairing targeted renovations with careful affordability management can help sustain leasing velocity while mitigating retention risk if pricing runs ahead of incomes.
- Expanding 3-mile population and household counts support a larger tenant base and potential occupancy stability.
- Strong school metrics (top-tier locally, top quartile nationally) enhance family renter appeal.
- 1982 vintage offers value-add upside via targeted renovations and modernization.
- Rent trends positive with manageable rent-to-income ratios, supporting disciplined pricing and lease management.
- Risks: below-median neighborhood occupancy, limited park/cafe density, and a recent uptick in violent incidents warrant active asset and security management.