| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 51st | Fair |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 350 Lincoln Ave, Mount Dora, FL, 32757, US |
| Region / Metro | Mount Dora |
| Year of Construction | 1973 |
| Units | 72 |
| Transaction Date | 2014-06-26 |
| Transaction Price | $5,261,000 |
| Buyer | LAKE FL TC LP |
| Seller | OAKWOOD FL LLC |
350 Lincoln Ave Mount Dora Multifamily Investment
Neighborhood amenities and steady renter demand drivers point to durable leasing potential, though occupancy trends trail national medians according to WDSuite s CRE market data.
Mount Dora s inner-suburb setting scores A- at the neighborhood level and ranks 100 of 465 across the Orlando metro, placing it in the top quartile among metro neighborhoods. Dining and park access are notable strengths: restaurants rank within the top quartile metro-wide and parks are even stronger, supported by a high national percentile for park access. Grocery and daily-needs access are above the metro median, and cafes and childcare also post upper-tier metro ranks, helping sustain day-to-day livability important for retention.
Rents in the neighborhood sit around the mid-range nationally while the rent-to-income ratio trends relatively favorable, which can support pricing power without overextending residents. Median home values are elevated for the area relative to incomes (high national percentile for value-to-income), indicating a high-cost ownership market that tends to reinforce reliance on multifamily housing and can aid lease retention.
Occupancy at the neighborhood level is below the national median but has improved over the past five years, suggesting some recovery while leaving room for disciplined asset management on renewals and lease-up. Renter concentration in the immediate neighborhood is in the mid-30% range of housing units, indicating a defined tenant base; within the 3-mile radius, renter-occupied share is lower, which points to targeted, workforce-oriented demand rather than transient turnover.
Schools rate around the mid-range locally, which may be adequate for smaller units or workforce housing profiles. The average construction year in the neighborhood is late-1960s; this property s 1973 vintage is slightly newer than the area s average, implying competitive positioning versus older stock, while still benefiting from selective modernization to capture value-add upside.
Within a 3-mile radius, population and household counts have grown over the last five years and are projected to continue expanding through 2028, with households outpacing population growth. For investors, this signals a larger tenant base and potential renter pool expansion, which can support occupancy stability and absorption of renovated units when paired with prudent leasing strategy, based on commercial real estate analysis from WDSuite.
Safety metrics compare favorably both locally and nationally. The neighborhood s crime rank is 2 out of 465 Orlando-metro neighborhoods, which is top quartile among the metro and indicates comparatively low reported crime versus peers. Nationally, safety sits in high percentiles, reflecting stronger-than-average conditions relative to neighborhoods across the country.
Recent trends also point in a positive direction: estimated violent and property offense rates show sharp year-over-year declines (over 50% reductions), according to WDSuite s CRE data. While crime can vary by micro-location and over time, the combination of high national percentiles and improving trend lines supports a constructive view of neighborhood safety for tenant retention and leasing.
Regional employers within commuting range provide a diversified white-collar and services employment base that supports workforce housing demand and commute convenience, including Waste Management, Symantec, Prudential, Ryder, and Darden Restaurants.
- Waste Management corporate offices (15.7 miles)
- Symantec corporate offices (17.4 miles)
- Prudential corporate offices (25.4 miles)
- Ryder corporate offices (27.8 miles)
- Darden Restaurants corporate offices (29.9 miles) HQ
350 Lincoln Ave offers exposure to an inner-suburb location with strong amenity access and a growing regional tenant base. Neighborhood occupancy trends have improved over five years and, while still below national medians, are supported by expanding households within a 3-mile radius and a high-cost ownership landscape that sustains renter reliance. The 1973 vintage is slightly newer than the area s late-1960s average, suggesting competitive positioning versus older stock while leaving room for targeted renovations to enhance rents and retention.
According to CRE market data from WDSuite, local safety indicators rank among the strongest in the metro with favorable national percentiles, which can underpin leasing stability. Mid-range rents relative to incomes and proximity to diverse employers further support demand depth, particularly for smaller formats given the property s average unit size. Key risks include below-median occupancy at the neighborhood level and only mid-range school ratings, warranting focused lease management and value-add execution.
- Amenity-rich inner-suburb with parks, dining, and daily-needs access supporting tenant retention
- Expanding 3-mile household counts point to a larger renter pool and absorption potential
- 1973 vintage slightly newer than area average positioned for selective renovations and value-add
- Strong safety profile by metro rank and high national percentiles supports leasing stability
- Risks: neighborhood occupancy below national median and mid-range schools require disciplined lease and capex planning