| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 25th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Disston Ave, Clermont, FL, 34711, US |
| Region / Metro | Clermont |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 2018-05-23 |
| Transaction Price | $1,539,000 |
| Buyer | WCAR LTD |
| Seller | WOODCLIFF APARTMENTS LTD |
1000 Disston Ave, Clermont FL — 34-Unit Multifamily
Stable neighborhood occupancy and a deep renter base point to durable cash flow potential, according to WDSuite’s CRE market data. Location and amenity access support everyday livability while ownership costs in the area help sustain rental demand.
The property sits in Clermont’s inner suburban fabric with a neighborhood rating of B- (rank 236 of 465 metro neighborhoods), indicating performance that is around the metro median. Restaurants and daily conveniences are a relative strength: restaurant density is top quartile nationally, with cafes and childcare also in the top quartile, and grocery access above the national median. Park and pharmacy access are thinner, which investors should factor into resident experience planning.
Neighborhood occupancy is 91.3%, broadly consistent with national midrange levels, supporting leasing stability. Renter-occupied housing accounts for 53.9% of units in the neighborhood (top decile nationally), signaling a sizable renter pool and depth for small-unit demand. Median contract rents in the neighborhood trend in the national mid-60s percentiles, while rent-to-income levels sit in lower national percentiles, suggesting manageable affordability pressure and potential for steady retention.
Within a 3-mile radius, demographics show a larger tenant base today and further expansion ahead: population and households rose meaningfully over the prior period, and forecasts through 2028 point to additional population growth and a pronounced increase in households alongside slightly smaller average household sizes. For investors, that combination typically supports multifamily absorption and occupancy durability rather than immediate pressure for new construction at the property level.
Vintage matters: built in 1986, the asset is newer than the neighborhood’s average vintage (1969; rank 407 of 465), which can provide a competitive edge versus older stock. That said, systems from the late-1980s era may benefit from targeted modernization to sustain positioning against newer deliveries.
Home values in the neighborhood sit well above national medians and the value-to-income ratio ranks in the top decile nationally. In investor terms, this is a high-cost ownership setting that tends to reinforce reliance on multifamily housing, supporting pricing power and lease-up resilience when combined with the area’s renter concentration.
Safety indicators benchmark favorably in national comparisons. Overall crime sits around the 72nd percentile nationally, and property offense rates are especially strong, testing near the top of national safety percentiles. Violent offense measures land in the upper national quartiles as well, indicating comparatively safer conditions versus many U.S. neighborhoods.
Trend-wise, recent readings show an uptick in violent offense compared with the prior year. While the area still screens well in national percentile terms, investors should monitor trajectory rather than only level, and incorporate standard safety due diligence at the block and corridor level.
Proximity to diversified employers supports workforce housing demand and commute convenience for residents. The most relevant nearby employers include Prudential, Waste Management, Ryder, Darden Restaurants, and Airgas Specialty Products.
- Prudential — financial services (19.5 miles)
- Waste Management — environmental services (21.5 miles)
- Ryder — logistics (21.8 miles)
- Darden Restaurants — restaurant HQ & corporate (22.0 miles) — HQ
- Airgas Specialty Products — industrial gases (25.3 miles)
This 34-unit asset at 1000 Disston Ave benefits from a renter-heavy neighborhood, mid-90% restaurant and service access percentiles, and occupancy around national midrange levels—ingredients that support steady leasing. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which tends to sustain multifamily demand and bolster pricing power, particularly for efficient units.
Constructed in 1986, the property is newer than the neighborhood average and can compete well against older stock, while selective upgrades may enhance positioning versus newer builds. Within a 3-mile radius, strong historical gains and forecast growth in households point to a larger renter pool and additional support for occupancy stability over the medium term. Key watch items include thinner park/pharmacy access and monitoring the recent uptick in violent incident trends.
- Deep renter base and midrange occupancy support durable demand
- Elevated ownership costs reinforce reliance on rentals and pricing power
- 1986 vintage offers competitive positioning with value-add potential
- 3-mile growth in households expands the tenant pool and supports retention
- Risks: limited park/pharmacy access and a recent uptick in violent offense trends warrant monitoring