| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 55th | Fair |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6901 Willow Creek Cir, North Port, FL, 34287, US |
| Region / Metro | North Port |
| Year of Construction | 2003 |
| Units | 36 |
| Transaction Date | 2019-08-01 |
| Transaction Price | $5,390,000 |
| Buyer | AT OWNER 14 LP |
| Seller | WILLOW CREEK ASSOCIATES II LTD |
6901 Willow Creek Cir, North Port FL Multifamily Investment
Positioned in an inner-suburban pocket of North Port with neighborhood occupancy around the national midpoint and a predominantly owner-occupied housing base, the asset appeals to investors prioritizing steady renter demand and retention, according to WDSuite’s CRE market data.
This inner-suburban neighborhood in the North Port–Sarasota–Bradenton metro (ranked 121 out of 218 metro neighborhoods; B- rating) offers a balanced livability profile for workforce and empty-nester renters. Local schools average about the middle of the pack nationally (above the national midpoint by percentile), which supports leasing to families seeking stability without premium school pricing.
Amenity density is mixed: parks access stands out (top tier relative to many neighborhoods nationally by percentile), while cafes, groceries, and pharmacies are limited within the immediate area. For investors, this typically translates to quieter, residential demand drivers rather than lifestyle-driven premiums, with pricing supported more by housing fundamentals than by retail walkability.
Neighborhood rents and occupancy read near national midpoints, signaling steady—though not peak—pricing power. Renter concentration at the neighborhood level is modest (share of units that are renter-occupied sits below half), which points to a smaller but generally stable tenant base and less turnover volatility relative to heavily renter-dominated areas.
Within a 3-mile radius, recent population growth and a rising household count suggest a gradually expanding tenant base. Forward-looking data indicate households are expected to continue increasing even if population growth moderates, implying smaller household sizes and ongoing support for multifamily leasing. Median home values sit in a higher percentile relative to local incomes, which in practice sustains reliance on rental housing and can support retention, while a rent-to-income profile around the national middle suggests manageable affordability pressure for tenants.
The property was built in 2003, newer than the neighborhood’s average vintage of the mid-1990s. That relative youth can be an advantage versus older product in the submarket, while still leaving room for targeted modernization to sharpen competitive positioning and support rent trade-outs.
Safety benchmarks are mixed relative to national comparisons. Overall crime metrics track around the lower half nationally, while property crime trends closer to the national midpoint and violent crime measures remain below the national midpoint. Compared with other neighborhoods in the North Port–Sarasota–Bradenton metro (218 total neighborhoods), the area is competitive but not top tier on safety, suggesting investors should underwrite routine security and lighting standards appropriate for an inner-suburban location.
Trendwise, recent year-over-year estimates show modest movement in both property and violent offense rates. Rather than relying on block-level assumptions, investors should evaluate site-specific factors such as visibility, access control, and resident mix to align operational practices with the broader neighborhood trajectory.
Employment access is diversified at the regional scale, supporting commuter demand from North Port into Sarasota and greater Tampa Bay. Nearby industrial and corporate services roles contribute to steady renter traffic and retention from workforce households, as reflected below.
- Airgas Store — industrial gases & supplies (31.0 miles)
6901 Willow Creek Cir presents a practical, defensible hold in an inner-suburban setting where neighborhood occupancy and rents trend near national midpoints. The 2003 vintage positions the asset competitively against older local stock, with potential to capture additional value through selective renovations and operations. Elevated ownership costs relative to incomes at the neighborhood level reinforce reliance on rental housing, helping sustain a stable tenant base even as amenity density skews residential rather than lifestyle-driven, according to CRE market data from WDSuite.
Demographic data aggregated within a 3-mile radius indicate a larger pool of households over time, even as household sizes trend smaller—conditions that typically support leasing velocity for well-managed multifamily. Given the neighborhood’s modest renter concentration, underwriting should emphasize resident retention, light value-add, and efficient marketing to commuters accessing jobs across the North Port–Sarasota–Bradenton corridor.
- 2003 construction offers competitive positioning versus older local stock with targeted modernization upside
- Neighborhood rents and occupancy near national midpoints support steady cash flow potential
- Higher ownership costs relative to incomes reinforce rental demand and tenant retention
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Risks: limited nearby retail amenities and a modest renter base require focused leasing and retention strategy