| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 57th | Good |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 432 E Washington St, Minneola, FL, 34715, US |
| Region / Metro | Minneola |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
432 E Washington St Minneola Multifamily Investment
Stabilized suburban setting with competitive neighborhood occupancy supports steady cash flow, according to WDSuite s commercial real estate analysis. Strong household incomes in the area further underpin renter demand and pricing resilience.
Located in Minneola within the Orlando Kissimmee Sanford metro, the neighborhood rates B+ and ranks 161 out of 465 metro neighborhoods competitive among Orlando area peers. Neighborhood occupancy is measured at 92.9% (neighborhood metric), placing it above the national median and competitive within the metro, which supports income stability for multifamily assets.
Livability drivers are balanced: parks and pharmacies track in the 70s nationally by percentile, while grocery access is modestly above average. Caf e9s and childcare are less dense locally, a typical suburban pattern, but schools score well the neighborhood s average school rating ranks 58 out of 465 in the metro, a top quartile standing that helps with retention for family oriented renter households.
Within a 3 mile radius, demographics point to a larger tenant base over time: recent population and household growth have been strong, with forecasts indicating continued population growth and a notable increase in households by 2028. Median household income is high relative to many U.S. locations, and the renter occupied share sits around one third, suggesting depth in the renter pool for workforce and middle income product. Based on CRE market data from WDSuite, projected rent levels are expected to rise from today s mid $1,500s baseline, which pairs with income gains to support occupancy stability.
Home values are elevated for the region relative to incomes (value to income and home value metrics sit well above national medians). In practice, this high cost ownership context helps sustain reliance on rental options, supporting tenant retention and measured pricing power as leases turn. Rent to income readings near one fifth indicate manageable affordability pressure for typical renters, aiding lease management and renewal outcomes.
Neighborhood specific crime metrics are not available in this WDSuite data release for Minneola. Investors typically benchmark safety by comparing neighborhood trends to metro and national indices when data is published; absent that, prudent underwriting can incorporate on the ground diligence and municipal reporting to contextualize conditions relative to nearby Orlando area suburbs.
The employment base within commuting range includes corporate offices across hospitality, logistics, financial services, and industrial gases a mix that supports renter demand and lease retention through diversified job access. The list below highlights nearby employers that align with workforce and professional tenant profiles.
- Prudential financial services (19.3 miles)
- Waste Management environmental services (20.3 miles)
- Ryder logistics (21.7 miles)
- Darden Restaurants hospitality corporate offices (22.2 miles) HQ
- Airgas Specialty Products industrial gases (26.5 miles)
432 E Washington St is a 21 unit garden style asset built in 1987, slightly newer than the neighborhood s average vintage. The year of construction suggests competitive positioning versus older suburban stock while warranting targeted capital planning for aging systems and light modernization to support rent attainment. Neighborhood occupancy is competitive within the Orlando metro, and a growing 3 mile renter base with strong household incomes supports durable leasing and steady renewal velocity. According to CRE market data from WDSuite, the surrounding area s rent levels and income trends reinforce a stable underwriting outlook relative to similar suburban submarkets.
Elevated home values and a value to income profile above national medians reinforce ongoing renter reliance on multifamily housing, which can aid pricing power without overextending affordability (rent to income sits near one fifth). Key watch items include modest amenity density in parts of the suburb, a potential gradual tilt toward ownership in forecasts, and typical capex needs for a late 1980s asset.
- Competitive neighborhood occupancy and strong local incomes support stable cash flow
- 1987 vintage offers light value add via modernization while remaining competitive vs. older stock
- Elevated ownership costs sustain renter demand, aiding retention and measured pricing power
- Demographic growth within 3 miles expands the tenant base and supports occupancy
- Risks: suburban amenity density, potential shift toward ownership, and standard late 1980s capex