| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 51st | Fair |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1515 Lincoln Ave, Mount Dora, FL, 32757, US |
| Region / Metro | Mount Dora |
| Year of Construction | 1981 |
| Units | 64 |
| Transaction Date | 2020-02-13 |
| Transaction Price | $5,900,000 |
| Buyer | MOUNT DORA INVESTORS LLC |
| Seller | CITY WALK RESIDENTIAL VILLAS LLC |
1515 Lincoln Ave, Mount Dora FL Multifamily Investment
Positioned in an amenity-rich inner suburb of Orlando, this 64-unit asset offers stable renter demand supported by household growth and a high neighborhood renter-occupied share. According to WDSuite’s CRE market data, the surrounding area shows strong livability and safety metrics that can underpin leasing consistency over a full cycle.
Mount Dora’s inner-suburban setting delivers a balanced mix of livability and investment fundamentals. The neighborhood is ranked 100 out of 465 in the Orlando-Kissimmee-Sanford metro with an A- neighborhood rating, placing it above the metro median. Amenity access is a distinct strength: amenity rank 16 of 465 and a national amenity percentile in the low 80s indicate top-quartile convenience, with restaurants and parks especially dense relative to peers.
Food-and-beverage options are competitive among Orlando-Kissimmee-Sanford neighborhoods (restaurant density rank 50/465; cafes rank 90/465), and parks rank 14/465 — a combination that supports day-to-day livability valued by renters. Grocery and pharmacy access also track above national averages, reinforcing the area’s appeal for workforce and lifestyle renters.
Schools sit near the metro’s competitive range (school quality rank 101/465; roughly middle of the pack nationally). For investors, this suggests broad-based demand drivers rather than reliance on a single niche.
Asset vintage offers a relative edge. Built in 1981 versus a neighborhood average year of 1969, the property is newer than much of the local stock, supporting competitive positioning against older assets. Investors should still underwrite routine modernization for systems and finishes to capture value-add potential and sustain rentability.
Tenure metrics point to meaningful multifamily depth: the neighborhood’s share of housing units that are renter-occupied is in the upper quartile locally, which typically supports leasing velocity and renewals. Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with forecasts indicating further renter pool expansion — a favorable backdrop for occupancy and rent trade-outs over time.
Ownership costs compare on the higher side relative to incomes (value-to-income ratio around the 80th national percentile), which in practice can sustain reliance on rental options. Neighborhood rent-to-income sits closer to national norms, suggesting manageable affordability pressure and supporting retention with prudent lease management.
Safety trends compare favorably. The neighborhood ranks 2 out of 465 in the Orlando-Kissimmee-Sanford metro on composite crime measures and sits in the low-to-high 90s nationally for safety percentiles, indicating top-quartile conditions versus U.S. neighborhoods. Recent year-over-year declines in both violent and property offenses, as reported in WDSuite’s data, further point to improving conditions. As always, investors should validate sub-neighborhood patterns during diligence and consider property-level measures.
Nearby employers in waste services, cybersecurity, financial services, logistics, and restaurant corporate operations support a diverse employment base and practical commute sheds for renters. The following organizations anchor demand within a commutable radius:
- Waste Management — waste services (16.4 miles)
- Symantec — cybersecurity (16.7 miles)
- Prudential — financial services (25.1 miles)
- Ryder — logistics (27.5 miles)
- Darden Restaurants — restaurant corporate (29.7 miles) — HQ
1515 Lincoln Ave combines strong neighborhood livability with a property vintage that is newer than much of the surrounding stock. Built in 1981, the asset can compete effectively against older buildings while offering clear value-add pathways through targeted modernization. Based on CRE market data from WDSuite, the area’s top-quartile amenities and strong safety profile, coupled with a renter-occupied share above the metro median, support steady tenant demand.
Demographic statistics aggregated within a 3-mile radius indicate recent gains in population and households with further growth projected, implying a larger tenant base over the medium term. Ownership remains relatively high-cost compared with incomes, which can reinforce multifamily reliance, while neighborhood rent-to-income metrics suggest room for disciplined pricing without overextending affordability. Investors should note that broader neighborhood occupancy has lagged metro leaders, making asset-level operations and value-add execution important to drive performance.
- Amenity-rich, top-quartile neighborhood with strong safety indicators supports leasing stability
- 1981 construction provides a competitive edge versus older stock, with renovation upside
- 3-mile population and household growth expand the tenant base and support occupancy
- Ownership costs relative to income reinforce reliance on rentals, aiding retention and pricing power
- Risk: neighborhood-level occupancy trails metro leaders — execution and asset quality will drive outcomes