| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 40th | Fair |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6436 Highway 90, Milton, FL, 32570, US |
| Region / Metro | Milton |
| Year of Construction | 1985 |
| Units | 25 |
| Transaction Date | 2022-09-15 |
| Transaction Price | $3,074,600 |
| Buyer | PLAYA BLANCA MILTON LLC |
| Seller | HOSPITALITY INNS OF MILTON INC |
6436 Highway 90, Milton FL Multifamily Investment
Small-scale asset positioned along the Highway 90 corridor with a stable renter base and neighborhood occupancy above the metro median, according to WDSuite’s CRE market data. The 1985 vintage suggests potential value-add through targeted renovations while maintaining operational durability.
Located in Milton’s inner-suburban fabric of the Pensacola-Ferry Pass-Brent metro, the property sits in a neighborhood rated B+ and performing above the metro median on occupancy. Neighborhood occupancy is competitive among 134 metro neighborhoods, supporting baseline stability for a 25-unit asset. Rents in the area trend in the upper half locally with solid five-year growth, indicating resilient renter demand and room for disciplined pricing management.
Renter-occupied housing represents roughly half of neighborhood units, a high renter concentration relative to the region that deepens the tenant base for smaller formats (the asset averages about 529 square feet per unit). This mix generally supports steady leasing, with rent-to-income metrics in the area suggesting manageable affordability pressure and corresponding retention potential.
Amenity access skews practical over lifestyle: grocery and pharmacy access track around metro norms, while parks, cafes, and childcare options are lighter, reflecting a more auto-oriented corridor along Highway 90. Average school ratings are below national medians, which can tilt demand toward workforce households and renters prioritizing value and commute convenience rather than school-driven location choices.
Within a 3-mile radius, population and household counts have expanded meaningfully in recent years, and households are projected to increase further through the mid-term. This growth translates into a larger tenant pool and supports occupancy stability for well-managed multifamily properties. Elevated home values relative to local incomes indicate a comparatively high-cost ownership market, which tends to sustain reliance on rental housing and can bolster lease-up and renewal prospects for attainable product.
Vintage context matters: the neighborhood’s average construction year is late-1980s, and this 1985 asset is slightly older. Investors should underwrite near- to mid-term capital plans (exteriors, common areas, unit interiors, and building systems) to enhance competitiveness against newer stock while capturing value-add upside.
Comparable safety metrics for this specific neighborhood are not available in the current dataset. Investors typically benchmark site-level risk using broader city and county trends, then validate with local law-enforcement reports and property-level incident history. Positioning along a primary corridor like Highway 90 warrants standard visibility and access considerations, paired with routine security best practices (lighting, site lines, and resident policies).
This 25-unit, 1985-vintage property aligns with steady neighborhood fundamentals: occupancy stands above the metro median and renter concentration is high, indicating depth in the tenant base. According to CRE market data from WDSuite, local rents sit in the upper half of the market with durable growth trends, while ownership costs remain elevated enough to support ongoing rental demand.
The corridor offers practical conveniences (grocery and pharmacy access) even as lifestyle amenities are thinner, making thoughtful value-add and operational execution the primary levers. With household growth within a 3-mile radius expanding the renter pool and a slightly older vintage relative to nearby stock, targeted renovations and proactive capital planning can improve competitive positioning without relying on speculative upside.
- Occupancy above metro median supports baseline stability for a smaller asset
- Strong renter concentration and growing 3-mile household counts deepen the tenant base
- Elevated ownership costs locally reinforce sustained demand for rental housing
- 1985 vintage offers value-add potential via unit and systems upgrades
- Risks: thinner lifestyle amenities and lower school ratings require focus on workforce positioning and retention