| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 25th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 E Highland Ave, Clermont, FL, 34711, US |
| Region / Metro | Clermont |
| Year of Construction | 1985 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
400 E Highland Ave Clermont Multifamily Investment
Neighborhood fundamentals point to steady renter demand and a sizable tenant base, according to WDSuite’s CRE market data. Proximity to job centers and a high share of renter-occupied housing in the area support leasing durability relative to comparable inner-suburban locations.
Located in Clermont’s inner-suburban fabric of the Orlando-Kissimmee-Sanford metro, the property benefits from a renter-heavy neighborhood profile. The share of housing units that are renter-occupied is high for the metro (ranked 73 of 465), indicating depth in the tenant pool and potential support for occupancy stability at the neighborhood level. Neighborhood occupancy trends sit near the metro median, suggesting performance largely in line with broader submarket dynamics based on CRE market data from WDSuite.
Amenity access is a relative strength. Restaurant density ranks among the top quartile nationally and is competitive among Orlando-Kissimmee-Sanford neighborhoods (restaurant rank 26 of 465; national percentile 95), with cafes and childcare also testing the upper tiers (national percentiles ~90–95). Grocery access is solid relative to national peers (82nd percentile). However, park and pharmacy counts lag, which may modestly reduce lifestyle convenience compared with top-tier suburban nodes.
Vintage matters for positioning. Built in 1985, the asset is newer than the neighborhood’s average 1969 construction year, offering a relative edge versus older local stock while still warranting targeted system upgrades and modernization to remain competitive. Median home values in the neighborhood skew elevated versus national peers, which can sustain rental demand by keeping the ownership market relatively high-cost and supporting lease retention for well-managed multifamily assets.
Within a 3-mile radius, demographics point to a growing renter pool: recent population and household expansion has been meaningful, with forward-looking forecasts indicating continued increases in households alongside a modest reduction in average household size. These trends typically enlarge the tenant base and support occupancy stability and leasing velocity when paired with professional management and appropriate pricing strategies for the submarket.
Safety indicators present a mixed picture. The neighborhood’s crime rank sits toward the higher-incident side within the Orlando-Kissimmee-Sanford metro (rank 13 out of 465, where lower ranks indicate more crime), yet national benchmarking places the area above average for safety (around the 72nd percentile versus neighborhoods nationwide), according to WDSuite’s datasets. For investors, this implies relative strength versus national comparables but a need for metro-conscious underwriting.
Recent trend signals diverge by offense type: property offenses show notable improvement year over year, while violent offense measures have risen. Operators can mitigate risk through security-focused best practices and by aligning leasing and community engagement with local conditions rather than relying solely on metro-wide assumptions.
Nearby corporate employment anchors help support renter demand and commute convenience for workforce tenants, including roles in financial services, waste services, logistics, restaurants, and industrial gases.
- Prudential — financial services offices (19.5 miles)
- Waste Management — waste & environmental services offices (21.5 miles)
- Ryder — logistics & transportation offices (21.8 miles)
- Darden Restaurants — corporate restaurants HQ (22.0 miles) — HQ
- Airgas Specialty Products — industrial gases offices (25.2 miles)
This 37-unit, 1985-vintage asset sits in a neighborhood with renter-occupied housing concentrations above the metro median, supporting a deeper tenant base and consistent leasing. Occupancy at the neighborhood level tracks near the metro midpoint, and elevated ownership costs locally tend to reinforce reliance on multifamily housing. The property’s vintage is newer than the neighborhood average, suggesting competitive positioning versus older stock, with targeted capital planning for systems and modernization likely to enhance rentability.
Within a 3-mile radius, strong recent growth in population and households, along with forecasts calling for further household expansion, point to sustained renter pool expansion and leasing resilience. According to CRE market data from WDSuite, amenity density (restaurants, cafes, childcare) competes well nationally and within the metro, which can aid retention. Key underwriting considerations include school quality signals, limited park/pharmacy access, and mixed safety trends within the metro despite above-average national standing.
- Renter-occupied housing share supports depth of demand and leasing stability
- 1985 vintage offers a relative edge versus older neighborhood stock with targeted upgrades
- 3-mile population and household growth bolster tenant base and occupancy potential
- Strong dining and daily-needs amenity density supports retention and rentability
- Risks: metro-relative safety rank, lower school ratings, and limited parks/pharmacies warrant conservative underwriting