| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 66th | Best |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 450 N Clay Ave, Lady Lake, FL, 32159, US |
| Region / Metro | Lady Lake |
| Year of Construction | 2013 |
| Units | 60 |
| Transaction Date | 2007-05-16 |
| Transaction Price | $500,000 |
| Buyer | CENTRAL MODULAR SYSTEM INC |
| Seller | HEAL VIRGINIA G |
450 N Clay Ave Lady Lake Multifamily Investment
2013 vintage in a suburban Orlando MSA locale with steady renter demand supported by a high-cost ownership market, according to WDSuite’s CRE market data. Neighborhood indicators point to competitive positioning versus older stock, with pricing power tied to retention rather than aggressive lease-ups.
Located in Lady Lake within the Orlando–Kissimmee–Sanford metro, the neighborhood rates an A and ranks 51 out of 465 metro neighborhoods, indicating strong livability relative to the region. Amenity access is a clear strength: restaurants and cafes index well above national norms, and grocery and pharmacy access are also strong. Childcare access is limited locally, which may matter less given smaller household sizes.
Rents in the neighborhood trend above national benchmarks, while the rent-to-income burden is moderate, supporting resident retention. Home values are elevated for the area and, combined with a value-to-income ratio that sits above national levels, point to a high-cost ownership market that can reinforce reliance on multifamily rentals and support stable demand from households that prioritize flexibility.
The property’s 2013 construction is newer than the neighborhood’s average 2000 vintage, suggesting competitive positioning versus older stock. Investors should still plan for mid-life systems maintenance and selective modernization to sustain leasing performance and justify rent premiums against nearby, older alternatives.
Within a 3-mile radius, demographics skew older with smaller household sizes, and households have increased over the past five years with further growth projected. This supports a larger tenant base for smaller-format units and age-friendly layouts, aligning with the property’s average unit size. At the neighborhood scale, overall housing occupancy sits below the metro median (ranked 423 of 465), so lease-up and marketing discipline remain important to capture demand in a competitive set.
Safety indicators are comparatively favorable. The neighborhood’s overall crime profile is competitive among Orlando–Kissimmee–Sanford neighborhoods (58 out of 465). Nationally, violent-offense safety ranks in the top decile, while property-offense safety is well above the national average, according to WDSuite’s datasets.
Recent trends are mixed: violent-offense estimates show modest year-over-year improvement, while property-offense estimates have increased. Investors should underwrite with standard security measures and monitor local trendlines rather than relying on block-level assumptions.
Nearby employers provide a diversified base that supports renter demand through commute convenience, including environmental services, cybersecurity, and financial services roles featured below.
- Waste Management — environmental services (6.4 miles)
- Symantec — cybersecurity & technology (36.1 miles)
- Prudential — financial services (42.4 miles)
This 60-unit asset, built in 2013, is positioned as a newer option in a suburban submarket where much of the housing stock is older. Newer vintage can translate to lower near-term capital needs and stronger curb appeal versus comparable properties, while still benefiting from targeted upgrades to drive rent premiums. Based on commercial real estate analysis from WDSuite, neighborhood rents sit above national benchmarks, and the local rent-to-income profile suggests manageable affordability pressure that can support retention-focused revenue strategies.
Investor considerations center on capturing demand from smaller households and older residents within a 3-mile radius, where household counts have grown and are projected to expand further. Elevated ownership costs at the neighborhood level reinforce rental reliance, though neighborhood occupancy is below the metro median, warranting conservative lease-up assumptions, active marketing, and attention to security and property management given mixed property-crime trends.
- 2013 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Above-national rent benchmarks with moderate rent-to-income profile support retention strategies
- 3-mile household growth and smaller household sizes align with the asset’s unit mix and average unit size
- High-cost ownership context supports sustained renter demand and leasing depth
- Risks: below-metro housing occupancy, limited childcare amenities, and recent property-crime increases call for prudent underwriting and active management