| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 79th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3435 S Orange Ave, Orlando, FL, 32806, US |
| Region / Metro | Orlando |
| Year of Construction | 1972 |
| Units | 39 |
| Transaction Date | 2021-03-16 |
| Transaction Price | $29,200,000 |
| Buyer | PMF FUND I ORLANDO SODO LLC |
| Seller | ORANGE AVENUE MULTIFAMILY PARTNERS LLC |
3435 S Orange Ave Orlando Multifamily Investment
Strong neighborhood fundamentals and above-median occupancy at the neighborhood level point to durable renter demand, according to WDSuite’s CRE market data. Concentrated amenities and commuting access support leasing stability for a value-focused hold.
Located in Orlando’s Inner Suburb, the property benefits from an A+ neighborhood rating and is competitive among Orlando-Kissimmee-Sanford neighborhoods (19th of 465). Dense daily-needs retail anchors the area: grocery, pharmacy, and dining options rank in the upper tier nationally, supporting convenience-driven renter appeal and reducing leakage to other submarkets.
Neighborhood occupancy is above the metro median, and rents have advanced over the last five years, indicating resilient renter demand. Median contract rents in the neighborhood sit in the upper national percentiles, while the rent-to-income ratio trends below the national midpoint, a mix that supports pricing power without overstretching retention risk, based on CRE market data from WDSuite.
Within a 3-mile radius, households have held roughly flat recently while population shifted modestly, and WDSuite projects growth in both population and households over the next five years alongside smaller average household sizes. For multifamily owners, that points to a larger tenant base and steady lease-up tailwinds as more single- and two-person households enter the market.
Tenure patterns reinforce depth of demand: within a 3-mile radius, about half of housing units are renter-occupied, indicating a sizable pool of prospective residents for small- and mid-size assets. Elevated home values relative to many U.S. neighborhoods keep ownership a higher-cost alternative in this area, which typically supports lease retention and cushions occupancy during slower cycles.
Safety indicators present a mixed picture. At the metro level, the neighborhood’s crime rank sits in the mid-range among 465 Orlando-Kissimmee-Sanford neighborhoods. Compared with neighborhoods nationwide, overall safety measures trend below the national median; however, WDSuite data shows recent year-over-year declines in both violent and property offense rates, indicating improving momentum.
Investors should underwrite standard security, lighting, and access-control measures consistent with urban infill assets, while recognizing that recent downward trends suggest conditions have been easing rather than deteriorating.
Proximity to corporate offices supports a diverse employment base and commute convenience for renters. Nearby employers include Ryder, Prudential, Darden Restaurants, Symantec, and Airgas Specialty Products, which help sustain leasing and retention.
- Ryder — corporate offices (3.8 miles)
- Prudential — financial services offices (4.2 miles)
- Darden Restaurants — restaurant HQ & corporate (6.7 miles) — HQ
- Symantec — software & cybersecurity offices (18.8 miles)
- Airgas Specialty Products — industrial gases offices (23.7 miles)
3435 S Orange Ave offers exposure to an Orlando Inner Suburb with strong amenity density, above-median neighborhood occupancy, and a renter base supported by a high-cost ownership landscape. The 1972 vintage suggests potential value-add and capital planning opportunities around interiors, common areas, and building systems, which can enhance competitive positioning versus newer stock while maintaining a cost basis that resonates with workforce renters.
According to commercial real estate analysis from WDSuite, neighborhood rents sit in higher national percentiles while rent-to-income metrics remain manageable, supporting retention and steady cash flow. Forward-looking demographics within a 3-mile radius indicate projected growth in population and households and smaller household sizes, pointing to a larger tenant pool and demand for smaller-format units over the medium term. Key underwriting considerations include typical 1970s systems and a safety profile that trails national medians but has improved recently.
- Amenity-rich Inner Suburb location with above-median neighborhood occupancy supporting leasing stability
- 1972 vintage presents value-add potential through targeted renovations and systems upgrades
- Rents in higher national percentiles with manageable rent-to-income ratios support retention
- Projected growth in nearby households and smaller household sizes expand the renter pool
- Risks: older building capex needs and a safety profile below national medians warrant prudent underwriting