| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 72nd | Best |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3821 Avalon Park East Blvd, Orlando, FL, 32828, US |
| Region / Metro | Orlando |
| Year of Construction | 2003 |
| Units | 51 |
| Transaction Date | 2022-08-10 |
| Transaction Price | $14,250,000 |
| Buyer | STANDARD INSURANCE COMPANY |
| Seller | AVALON TC I LIMITED PARTNERSHIP |
3821 Avalon Park East Blvd Orlando Multifamily Investment
Strong neighborhood occupancy and an above-median income renter base point to stable leasing conditions, according to WDSuite’s CRE market data.
Located in Orlando’s suburban Avalon Park area, this A+ rated neighborhood ranks 9th among 465 metro neighborhoods, placing it in the top tier locally. Amenity coverage for groceries, dining, parks, and pharmacies is above national averages (around the 70s percentiles), supporting daily convenience and sustained renter demand.
Neighborhood occupancy is high (measured at the neighborhood level, not the property), ranking in the top quartile among 465 Orlando neighborhoods, which supports lease stability for well-managed assets. Median contract rents in the neighborhood sit well above national norms, while the rent-to-income ratio is around 0.20, indicating manageable affordability pressure that can aid retention and measured pricing power.
Schools score in the top decile nationally and rank near the top locally (12th of 465), a competitive advantage for family‑oriented renters. The neighborhood’s housing stock skews newer relative to many U.S. areas, and the subject’s 2003 vintage is slightly older than the local average 2007 cohort—potentially opening selective value‑add opportunities that improve competitive positioning.
Within a 3‑mile radius, demographics show recent population growth and a larger household base alongside high median household incomes. Renter-occupied housing comprises roughly a quarter of units in this radius, implying a defined but stable renter pool; for multifamily investors, this suggests demand depth oriented toward quality assets and professional management rather than rapid renter share expansion.
Safety indicators are mixed: the neighborhood sits in the lower‑middle range nationally (around the mid‑30s percentiles for violent and property offenses) and is roughly midpack among the 465 Orlando neighborhoods. Recent year‑over‑year changes indicate modest upticks, so underwriting should incorporate standard security and lighting enhancements and coordination with property management to support resident comfort over time.
Proximity to a diversified employment base supports renter demand and commute convenience, with access to corporate offices such as Ryder, Prudential, Darden Restaurants, and Symantec.
- Ryder — logistics (15.9 miles)
- Prudential — financial services (17.5 miles)
- Darden Restaurants — restaurant group corporate (17.6 miles) — HQ
- Symantec — software & cybersecurity (22.1 miles)
This 51‑unit, 2003‑vintage asset benefits from top‑tier neighborhood fundamentals in suburban Orlando. Neighborhood occupancy ranks in the top quartile locally and schools are near the top of the metro, reinforcing family‑friendly appeal and lease stability. Within a 3‑mile radius, population growth and a notable increase in households expand the tenant base, while high household incomes and a neighborhood rent‑to‑income ratio near 0.20 suggest manageable affordability pressure that can support retention. Based on CRE market data from WDSuite, median neighborhood rents are elevated versus national norms, indicating room for disciplined revenue management where finishes, amenities, and operations are competitive.
The property’s vintage is slightly older than the neighborhood’s average construction year, creating a pathway for selective value‑add (interiors, common areas, and systems planning) to defend and enhance positioning against newer stock. Renter concentration in the immediate area is moderate, implying demand stability from a quality‑seeking tenant base rather than rapid renter share expansion.
- Top‑tier neighborhood standing with high occupancy and strong schools supports leasing stability
- 3‑mile population and household growth expand the tenant base for a 51‑unit community
- Elevated neighborhood rents with rent‑to‑income near 0.20 favor measured pricing power and retention
- 2003 vintage offers selective value‑add potential to compete with newer local supply
- Risks: moderate renter concentration and mixed safety metrics warrant conservative underwriting and asset‑level enhancements