| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 39th | Fair |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 895 Mansfield Rd, Tavares, FL, 32778, US |
| Region / Metro | Tavares |
| Year of Construction | 1984 |
| Units | 30 |
| Transaction Date | 2019-04-01 |
| Transaction Price | $2,530,000 |
| Buyer | CPAR LTD |
| Seller | COLONIAL PINES APTS LLLP |
895 Mansfield Rd Tavares Multifamily Investment
Household growth within a 3-mile radius and manageable rent-to-income levels point to a stable tenant base, according to WDSuite s CRE market data, while neighborhood occupancy trends should be evaluated at the submarket level rather than the property.
Located in suburban Tavares within the Orlando-Kissimmee-Sanford metro, the property sits in a neighborhood rated C that is above the metro median for overall amenities (ranked 190 of 465). Essential services are reasonably accessible with grocery, park, and pharmacy density landing in the low-to-mid 70s national percentiles, while restaurant options track around the national middle. Caf e9 and childcare density are limited, which suggests daily conveniences skew more toward essentials than lifestyle retail.
Within a 3-mile radius, population and households have expanded over the past five years, and forecasts point to continued population growth and a notable increase in household count by 2028. A smaller average household size is expected, which typically supports a larger tenant base for smaller-format units and helps underpin occupancy stability for multifamily properties.
Tenure patterns show roughly one-quarter of housing units are renter-occupied within 3 miles, indicating an ownership-leaning area with a defined, but not dominant, renter pool. For investors, this suggests steady demand for workforce-oriented apartments, though ownership options can be a competitive factor for pricing and lease-up strategy.
Neighborhood-level occupancy stands below the metro median (ranked 414 of 465) but has improved over the past five years. That softness can offer room for operator differentiation through targeted renovations, management, and marketing, particularly given the area b4s household growth trajectory. Median home values in the neighborhood are on the lower side relative to national comparisons, which can temper pricing power but also sustain renter reliance on more accessible rental options.
Safety indicators present a mixed picture. Compared with other neighborhoods in the Orlando-Kissimmee-Sanford metro, the neighborhood b4s crime rank sits closer to the higher-crime end (ranked 19 of 465, where a lower rank indicates more crime). However, on a national basis, the neighborhood compares favorably: overall crime sits around the upper third nationwide, with violent and property offense measures in the top decile nationally, indicating stronger relative safety versus many U.S. neighborhoods.
Recent trends are directionally stable: violent offense rates have edged down year over year, while property offense levels are essentially flat. For underwriting, consider typical operational steps (lighting, access control, and resident engagement) alongside local trend monitoring to sustain retention and limit loss-to-lease.
Regional employment draws span services, technology, finance, logistics, and corporate restaurant operations, supporting commuter convenience and a diversified renter base relevant to workforce housing.
- Waste Management waste services (10.1 miles)
- Symantec cybersecurity software (23.1 miles)
- Prudential financial services (28.0 miles)
- Ryder logistics and transportation (30.5 miles)
- Darden Restaurants corporate offices (32.3 miles) HQ
This 30-unit property, built in 1984, is slightly newer than the area b4s average vintage, offering competitive positioning versus older stock while still leaving room for targeted modernization and systems planning. Within a 3-mile radius, population and household growth alongside a projected rise in households and smaller average household size by 2028 support a larger renter pool and potential occupancy stability. Neighborhood home values trend lower relative to national benchmarks, implying ownership is comparatively accessible; investors should balance that dynamic against the depth of demand for compact, value-oriented rentals.
Neighborhood occupancy is below the metro median but has improved, suggesting operators with focused asset management can capture share as growth materializes. According to CRE market data from WDSuite, essential-need amenities (grocery, parks, pharmacies) score above national medians, supporting day-to-day livability that can aid retention, while rent-to-income levels indicate moderate affordability pressure an important consideration for renewal strategy and pricing discipline.
- 1984 vintage offers value-add and systems upgrades to improve competitiveness
- 3-mile population and household growth expand the tenant base and support occupancy
- Essential-need amenities and commute access to diverse employers aid retention
- Moderate rent-to-income dynamics support pricing discipline without overextension
- Risk: neighborhood occupancy below metro median and ownership competition may temper rent growth