| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 68th | Good |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 Airport Ave E, Venice, FL, 34285, US |
| Region / Metro | Venice |
| Year of Construction | 1973 |
| Units | 26 |
| Transaction Date | 2010-05-12 |
| Transaction Price | $1,350,000 |
| Buyer | CITADEL APARTMENTS OF VENICE LLC |
| Seller | SANDPIPER APARTMENTS LLC |
125 Airport Ave E Venice Multifamily Investment
Positioned in a Venice neighborhood where rents trend higher than many metro peers and rent-to-income appears manageable for tenants, this 26-unit asset offers balanced income potential, according to WDSuite s CRE market data. Neighborhood metrics reflect stable renter demand with room for operational execution rather than outsized market dependence.
The surrounding neighborhood rates B- and skews Rural in character, with parks access standing out relative to other local amenities. Restaurant density performs above many areas (top quartile nationally), while grocery, pharmacy, and cafe counts are thinner, signaling a quieter, more residential environment. Within the North Port Sarasota Bradenton metro, overall amenity positioning sits below the median, but outdoor access is a relative strength.
Property vintage in the area averages around the early 1980s; this property s 1973 construction is older, which points to potential value-add through targeted system upgrades and common-area improvements to compete effectively against newer stock. These updates can help drive retention and differentiate versus comparable 1970s assets.
Renter-occupied housing share in the neighborhood is moderate, indicating a viable tenant base without heavy concentration risk. At the same time, a low rent-to-income profile at the neighborhood level suggests affordability pressure is limited, supporting lease stability and renewal potential. Median asking rents are elevated versus many metro neighborhoods, which can translate into steadier collections when paired with disciplined lease management.
Demographics aggregated within a 3-mile radius show recent softness in population and households, but forecasts point to growth in both population and total households over the next five years. That expansion implies a larger tenant base and gradual renter pool expansion, which can support occupancy and absorption for well-maintained, appropriately positioned units.
Safety indicators present a mixed but generally constructive picture. Within the North Port Sarasota Bradenton metro s 218 neighborhoods, the neighborhood s crime rank sits in a less favorable tier, suggesting comparatively higher incidents than many local peers. However, when viewed nationally, the neighborhood trends in the top quartile for lower violent and property offense rates, and recent year-over-year estimates show improving trajectories. For investors, this combination points to stability at a national benchmark with room for continued metro-level normalization.
Regional employment access is supported by corporate offices within commuting range, which can aid leasing consistency for workforce-oriented renters. Notable nearby employer representation includes the following corporate offices:
- Airgas Store corporate offices (24.0 miles)
This 26-unit Venice property, built in 1973, aligns with a value-add thesis: thoughtful capital planning around interiors and building systems can strengthen competitiveness against 1980s-and-newer stock while maintaining a measured cost basis. Neighborhood rents sit above many metro subareas yet display a favorable rent-to-income profile, supporting retention and predictable collections. Based on commercial real estate analysis from WDSuite, national safety benchmarks trend favorable, while local amenity depth is anchored by parks and dining rather than daily-needs retail.
Demographics within a 3-mile radius are projected to add population and households over the next five years, indicating a larger tenant pool and supportive demand backdrop for well-managed multifamily. Moderate renter concentration in the neighborhood supports depth without overreliance on rentals, and restaurant/park access can enhance livability for residents as operations focus on occupancy stability and turnover control.
- 1973 vintage positions for targeted renovations and operational value-add
- Neighborhood rents above many metro peers with manageable rent-to-income supporting retention
- National safety indicators trend favorable alongside improving recent offense estimates
- 3-mile forecasts call for population and household growth, expanding the renter pool
- Risks: older physical plant requires capex; day-to-day amenities are thinner than metro median; metro crime ranking is less favorable versus local peers