| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Poor |
| Demographics | 38th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 829 Village Cir, Groveland, FL, 34736, US |
| Region / Metro | Groveland |
| Year of Construction | 1988 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
829 Village Cir Groveland 34-Unit Multifamily
Suburban fundamentals point to steady renter demand as neighborhood occupancy remains competitive among Orlando submarkets, according to WDSuite’s CRE market data. The thesis centers on household growth in the area rather than walkable amenities, with occupancy noted at the neighborhood level, not the property.
Situated in Groveland within the Orlando-Kissimmee-Sanford metro, the property sits in a car-oriented suburban pocket with limited walkable retail and services. Neighborhood amenity density is thin (few cafes, groceries, or parks), so demand hinges more on commute convenience and on-site features than immediate street-level offerings.
Neighborhood occupancy is strong for this part of the metro, ranking 121 out of 465 neighborhoods — competitive among Orlando neighborhoods and above the metro median — and in the top third nationally by percentile, based on CRE market data from WDSuite. These are neighborhood metrics rather than property stats, but they suggest a supportive backdrop for maintaining leased status when paired with prudent operations.
Within a 3-mile radius, population and household counts have expanded rapidly over the past five years, with forecasts calling for continued household growth through 2028. That trajectory points to a larger tenant base and supports occupancy stability, even as the immediate submarket’s renter concentration remains relatively modest today; forecasts indicate a gradual increase in the share of renter-occupied units, implying incremental depth for multifamily leasing.
Median home values in the neighborhood sit around the 67th percentile nationally, and the value-to-income ratio tracks similarly. This high-cost ownership context can reinforce reliance on rental options, supporting lease retention and pricing power. At the asset level, the 1988 vintage is newer than the neighborhood’s average construction year (1976), offering a relative competitive edge versus older stock; investors should still plan for aging systems and selective modernization as part of capital planning informed by multifamily property research.
Comparable neighborhood-level crime statistics are not available in the provided dataset. Investors typically benchmark conditions against nearby Orlando-Kissimmee-Sanford neighborhoods and review recent municipal reports to understand trajectory and hotspots at an appropriate scale. Framing safety at the neighborhood level — rather than block-level — helps align underwriting assumptions with regional patterns and property operations.
The employment base within commuting range skews toward corporate services and logistics, which can support workforce renter demand and retention. Nearby anchors include Waste Management, Prudential, Ryder, Darden Restaurants, and Airgas Specialty Products.
- Waste Management — waste services (19.9 miles)
- Prudential — financial services (25.5 miles)
- Ryder — logistics & transportation (27.7 miles)
- Darden Restaurants — restaurant corporate offices (27.7 miles) — HQ
- Airgas Specialty Products — industrial gases (28.2 miles)
The investment case emphasizes suburban household growth and resilient neighborhood occupancy. According to CRE market data from WDSuite, the neighborhood’s occupancy ranks competitively within the Orlando metro and in the top third nationally, indicating a favorable backdrop for stabilized leasing. At the same time, the local renter base is smaller than in urban cores, but projections within a 3-mile radius point to continued household expansion — a constructive signal for tenant pipeline and rent roll durability.
Built in 1988, the asset is newer than much of the nearby housing stock, offering relative competitiveness against older properties while still warranting attention to systems nearing mid-to-late lifecycle. Elevated ownership costs in the area support continued reliance on rentals, and income trends point to capacity for sustained demand; however, limited walkable amenities mean leasing performance leans on commute accessibility, on-site offerings, and effective management.
- Competitive neighborhood occupancy supports stabilized leasing fundamentals
- 3-mile household growth expands the tenant base and supports rent roll durability
- 1988 vintage is newer than neighborhood average, with value-add via targeted modernization
- High-cost ownership context reinforces multifamily demand and retention
- Risks: limited walkable amenities and a smaller renter concentration require strong asset management