| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 47th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 380 Dora Ave, Tavares, FL, 32778, US |
| Region / Metro | Tavares |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | 2021-12-07 |
| Transaction Price | $2,675,000 |
| Buyer | PMF TAVARES I LLC |
| Seller | GINGER RIDGE LLC |
380 Dora Ave, Tavares FL Multifamily Investment
Neighborhood occupancy trends and a growing 3-mile household base point to steady renter demand, according to WDSuite’s CRE market data from ongoing commercial real estate analysis in the Orlando metro.
Located in Tavares within the Orlando–Kissimmee–Sanford metro, the neighborhood is rated B+ and ranks 170 out of 465 metro neighborhoods, which is competitive among Orlando neighborhoods based on WDSuite’s CRE market data. Neighborhood occupancy has trended upward over the past five years and sits in the high-80s to near-90% range, supporting baseline stability for multifamily operations.
Amenity access skews practical rather than boutique: grocery availability is in the top quartile nationally, restaurants test well above average, and parks and childcare also score above national medians. By contrast, cafes and pharmacies are limited locally, which can modestly affect walk-to convenience but typically has a manageable impact on renter appeal at workforce price points.
Vintage in this area skews newer than the subject’s 1985 construction year (neighborhood average skews 1990s). For investors, that gap often translates to potential value-add through targeted renovations and system upgrades to remain competitive with 1990s-era product while maintaining an edge on attainable pricing.
Tenure patterns suggest a moderate renter base: within the neighborhood, roughly one-third of housing units are renter-occupied, and within a 3-mile radius renters comprise a similar share. Coupled with population and household growth within 3 miles over recent years, this points to a sufficiently deep tenant pool that can support occupancy, with pricing decisions calibrated to local incomes.
Homeownership costs relative to incomes are elevated versus many U.S. neighborhoods (value-to-income metrics rank in higher national percentiles), which tends to sustain reliance on rental housing. This backdrop can aid lease retention and reduce move-out to ownership at comparable price points, particularly for well-managed, renovated units.
Comparable neighborhood-level safety metrics are not available in WDSuite for this location, so we avoid block-by-block claims. Investors typically benchmark property-level history, insurer/lender reports, and city or county trend data to contextualize risk alongside standard operational measures (lighting, access control, and resident screening).
Proximity to regional employers supports workforce housing demand and commute convenience for residents. The following nearby corporate offices anchor the employment base referenced here.
- Waste Management — environmental services (11.1 miles)
- Symantec — cybersecurity (22.0 miles)
- Prudential — financial services (27.8 miles)
- Ryder — logistics (30.3 miles)
- Darden Restaurants — restaurant group (32.1 miles) — HQ
380 Dora Ave is a 1985-vintage, 30-unit property positioned in a neighborhood that has maintained high-80s to near-90% occupancy with upward momentum over five years, according to CRE market data from WDSuite. Within a 3-mile radius, population and household counts have expanded and are projected to continue rising, indicating a larger tenant base that can support leasing and renewal performance.
Ownership remains relatively costly versus local incomes, which tends to reinforce demand for rental options and can aid retention for well-managed units. While nearby grocery, restaurant, park, and childcare access is strong, investors should plan for selective capital improvements to keep 1980s product competitive against 1990s-era stock, and calibrate pricing to local affordability to manage retention risk.
- Neighborhood occupancy has improved over five years, supporting baseline stability.
- Expanding 3-mile population and household base points to a growing renter pool.
- Elevated ownership costs relative to incomes help sustain rental demand and renewals.
- Practical amenity access (groceries, dining, parks, childcare) supports day-to-day livability.
- Risks: 1985 vintage may require capex; limited cafe/pharmacy options and affordability management remain key to retention.