| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 25th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 561 W Montrose St, Clermont, FL, 34711, US |
| Region / Metro | Clermont |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | 2002-01-15 |
| Transaction Price | $810,000 |
| Buyer | FRAGUZ CORP |
| Seller | HUBBARD TONY D |
561 W Montrose St Clermont 20-Unit Multifamily
Neighborhood renter concentration and steady occupancy point to durable demand drivers, according to WDSuite’s CRE market data. Amenity access in Clermont paired with a 1974 vintage that may support targeted upgrades positions this asset for pragmatic, operations-focused value creation.
Located in Clermont’s inner-suburban fabric, the property sits in a neighborhood rated B- and positioned around the metro median (rank 236 of 465). Dining and daily-needs access are strengths: restaurants and cafes score in the top quartile nationally, and grocery access is likewise strong, supporting resident convenience and leasing appeal. Limited park and pharmacy presence locally is a trade-off investors should weigh against the broader amenity mix.
Neighborhood occupancy is around national norms (about the 50th percentile), while renter-occupied housing is elevated at 53.9%, signaling a deeper tenant base and stable multifamily leasing dynamics relative to more owner-heavy areas. Home values are elevated for the area and the value-to-income ratio ranks in the top decile nationally, which tends to reinforce reliance on rental options and can support pricing power and retention in professionally managed assets.
Within a 3-mile radius, population and households have expanded meaningfully over the last five years and are projected to continue growing through 2028, indicating a larger tenant base ahead. Median household incomes in the 3-mile area have risen materially with further growth forecast, while contract rents are projected to increase from current levels by the mid-2020s. For investors, this combination of renter pool expansion and income growth supports occupancy stability and measured rent growth management.
The average neighborhood vintage trends to the late 1960s; with a 1974 construction year, this property is slightly newer than the area norm yet still likely to benefit from modernization of interiors and systems. That context suggests value-add potential through targeted capex while remaining competitive versus older stock.
Safety indicators compare favorably at the national level, with the neighborhood landing in the top quartile nationwide on composite measures of lower property and violent offense exposure. At the same time, recent-year volatility in violent offense trends suggests conditions can change; investors should monitor trajectory alongside broader Orlando-Kissimmee-Sanford benchmarks rather than relying on a single snapshot.
In short, the area’s safety profile is competitive among peer neighborhoods nationally, but prudent underwriting should incorporate trend monitoring and property-level security and lighting where appropriate.
Regional employers within roughly 20–30 miles provide a broad white-collar and services employment base that supports renter demand and lease retention, including Prudential, Waste Management, Ryder, Darden Restaurants, and Airgas Specialty Products.
- Prudential — financial services offices (20.3 miles)
- Waste Management — environmental services offices (21.0 miles)
- Ryder — logistics & transportation offices (22.6 miles)
- Darden Restaurants — corporate headquarters & support (22.8 miles) — HQ
- Airgas Specialty Products — industrial gases offices (25.8 miles)
This 20-unit, 1974-vintage asset aligns with a neighborhood showing mid-pack occupancy and a high share of renter-occupied housing, indicating depth in the tenant base. Elevated ownership costs locally can sustain renter reliance on multifamily housing, while strong access to food-and-beverage amenities supports day-to-day livability that helps with retention. Based on CRE market data from WDSuite, these neighborhood fundamentals are consistent with stable leasing conditions, with value-add potential via selective renovations to enhance competitive positioning against older stock.
Within a 3-mile radius, recent and projected growth in population and households points to a larger renter pool, and rising incomes paired with forecast rent gains suggest room for disciplined revenue management. The key underwriting watch items are limited nearby parks/pharmacies and some volatility in recent safety trendlines, which argue for measured capex and asset management planning.
- Renter-occupied concentration supports demand depth and lease stability
- Strong dining and grocery access enhances resident convenience and retention
- 1974 vintage offers targeted value-add potential to outperform older local stock
- 3-mile growth in households and incomes supports a larger tenant base
- Risks: limited parks/pharmacies and recent safety volatility warrant monitoring