| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 58th | Good |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16326 Macon St, Clermont, FL, 34714, US |
| Region / Metro | Clermont |
| Year of Construction | 2009 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16326 Macon St Clermont Multifamily Investment
High renter concentration in the surrounding neighborhood and ownership costs that skew higher relative to incomes point to a durable tenant base, according to WDSuite’s CRE market data. Neighborhood occupancy runs below metro norms, so underwriting should prioritize leasing execution and retention strategies.
Located in suburban Clermont within the Orlando-Kissimmee-Sanford metro, the property benefits from a renter-driven housing landscape. The neighborhood shows a very high share of renter-occupied units (top 2% nationally), indicating depth in the tenant pool that can support lease-up and renewal activity. By contrast, neighborhood occupancy trends track below metro medians, suggesting investors should focus on asset-level differentiation and leasing discipline to sustain stability.
Amenities are present but not dense. Cafes per square mile are competitive among Orlando-Kissimmee-Sanford neighborhoods (ranked in the stronger 40% out of 465), while grocery options land below the metro median. Parks and pharmacies are sparse locally. For investors, this mix points to car-oriented living with everyday services in reach but fewer walkable anchors, which can influence marketing and amenity programming.
Within a 3-mile radius, population and household counts have risen over the last five years and are projected to continue growing through 2028, expanding the potential renter pool. Household sizes are relatively larger by national comparison (top quartile nationally), which may support demand for two-bedroom layouts and parking. Median rents sit mid-pack nationally while rent-to-income ratios trend on the lower side (nationally), a combination that can aid retention and limit turnover pressure.
Home value-to-income ratios are higher than most neighborhoods nationwide, reinforcing reliance on multifamily rentals versus ownership. Taken together—and based on CRE market data from WDSuite—the area’s renter concentration, expected household growth (3-mile radius), and ownership cost context provide a supportive demand backdrop, even as the submarket’s lighter amenity density and below-metro occupancy call for active management.
Neighborhood-level crime benchmarks were not available in WDSuite’s current dataset for this location. Investors typically compare property performance to broader metro and county trends and incorporate on-the-ground diligence (e.g., management feedback, incident trend reviews) to round out the view. Without comparable ranks or percentiles, it’s prudent to underwrite conservatively and monitor local trend indicators over time.
Nearby employers span corporate services and logistics, supporting workforce housing demand and commute convenience for renters. The employers below reflect primary drivers within a practical commuting shed.
- Airgas Specialty Products — industrial gases (11.3 miles)
- Darden Restaurants — restaurant corporate offices (16.4 miles) — HQ
- Prudential — financial services offices (17.3 miles)
- Ryder — logistics and transportation offices (18.1 miles)
- Publix Super Markets — corporate offices (31.6 miles) — HQ
Built in 2009, the asset is newer than the neighborhood average and should compare well against older stock while still allowing targeted value-add or modernization to sharpen positioning. The surrounding neighborhood exhibits a very high share of renter-occupied housing units, supporting tenant depth, while higher ownership costs relative to incomes reinforce reliance on rental housing. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends lag metro medians, so execution around marketing, renewals, and concessions strategy remains important.
Within a 3-mile radius, population and households have grown and are projected to expand further by 2028, indicating a larger renter base over time. Amenity density is modest and car-oriented, which places a premium on property-level conveniences and management performance to drive retention. Overall, the combination of renter concentration, household growth, and a 2009 vintage creates a credible long-term thesis with manageable risks tied to leasing velocity and local amenity depth.
- 2009 vintage offers competitive positioning versus older area stock with room for selective upgrades
- Very high renter-occupied share supports demand depth and renewal potential
- 3-mile population and household growth expands the tenant base and supports occupancy stability over time
- Elevated ownership costs relative to incomes reinforce reliance on multifamily rentals, aiding pricing power
- Risk: neighborhood occupancy trails metro medians and local amenity density is lighter—underwrite leasing execution and retention focus