| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 35th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 313 E Mirror Lake Dr, Fruitland Park, FL, 34731, US |
| Region / Metro | Fruitland Park |
| Year of Construction | 1987 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
313 E Mirror Lake Dr, Fruitland Park Multifamily Investment
Neighborhood occupancy has been resilient and owner-leaning tenure supports steady renter demand, according to WDSuite’s CRE market data. Positioning a 32-unit, 1987-vintage asset here can balance pricing power with retention in a supply-light pocket.
Fruitland Park sits within the Orlando-Kissimmee-Sanford metro and shows stable renter demand signals for multifamily. Neighborhood occupancy is strong and in the top quartile nationally, and the area is competitive among Orlando-Kissimmee-Sanford neighborhoods by occupancy rank, based on CRE market data from WDSuite. For investors, this points to support for leasing stability and manageable downtime between turns.
Local amenities skew practical rather than trendy. Grocery access benchmarks above many neighborhoods nationwide (around the 66th percentile), and park access trends even stronger (around the 72nd percentile), which can aid day-to-day livability. By contrast, cafes and pharmacies are limited, suggesting residents rely on nearby corridors for discretionary services. These dynamics typically fit workforce housing profiles rather than lifestyle-driven properties.
Schools in the neighborhood benchmark below national averages (near the 15th percentile), an underwriting consideration for family-oriented unit mixes. Home values track mid-to-upper relative to national peers, and the value-to-income ratio trends higher than many areas nationwide; in practice, this high-cost ownership market can reinforce renter reliance on multifamily housing and support lease retention. Rent-to-income ratios in the neighborhood context read as relatively manageable, which can reduce near-term affordability pressure and turnover risk from pricing actions.
Tenure patterns indicate an owner-leaning area. Within a 3-mile radius, roughly a quarter of housing units are renter-occupied, implying a moderate but durable tenant base rather than transient demand. Over the last five years, the 3-mile area recorded population growth alongside a notable increase in households; forecasts through 2028 point to further population growth and a sizable increase in households, signaling a larger tenant base and support for occupancy stability over the medium term.
Vintage matters for positioning. The property’s 1987 construction is newer than the neighborhood’s average vintage (1974). That relative youth can help competitiveness versus older stock, while investors should still plan for modernization and selective system replacements typical for late-1980s assets to capture value-add upside.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically contextualize safety by comparing city and county sources, recent trend reports, and on-the-ground observations rather than drawing conclusions from block-level anecdotes. Use a consistent framework across Orlando-Kissimmee-Sanford submarkets to benchmark perceived safety and leasing risk.
Proximity to established employers supports a workforce renter base and commute convenience for residents. Nearby corporate offices include waste services, software, financial services, logistics, and a major restaurant group headquarters that broaden employment options.
- Waste Management — waste services (1.5 miles)
- Symantec — software (33.9 miles)
- Prudential — financial services (38.3 miles)
- Ryder — logistics (40.8 miles)
- Darden Restaurants — restaurant group (42.2 miles) — HQ
This 32-unit, late-1980s asset in Fruitland Park benefits from a neighborhood that posts strong occupancy and an owner-leaning housing mix—conditions that typically support steady leasing and retention. According to commercial real estate analysis from WDSuite, the neighborhood ranks competitively on occupancy within the Orlando-Kissimmee-Sanford metro while benchmarking in the top quartile nationally, reinforcing the case for income stability.
Demand drivers include a growing 3-mile population base, a larger household count over the past five years with further gains forecast, and proximity to a diverse employer set. Built in 1987, the property is newer than the area’s average vintage, offering competitive positioning versus older stock while leaving room for targeted value-add upgrades and system renewals to enhance rentability and returns.
- Competitive neighborhood occupancy supports leasing stability versus metro peers
- 3-mile population and household growth expand the tenant base and support absorption
- Newer 1987 vintage relative to local stock, with value-add potential through modernization
- Owner-leaning tenure and elevated ownership costs can reinforce multifamily demand and retention
- Risks: lower-rated schools and limited lifestyle amenities may narrow renter segments; plan capex for aging systems