| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 45th | Fair |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 725 Umatilla Blvd, Umatilla, FL, 32784, US |
| Region / Metro | Umatilla |
| Year of Construction | 1987 |
| Units | 34 |
| Transaction Date | 2013-04-23 |
| Transaction Price | $1,840,000 |
| Buyer | PL UMATILLA LTD |
| Seller | UMATILLA LTD |
725 Umatilla Blvd 34-Unit Multifamily Investment
Neighborhood renter demand is thinner but supported by a predominantly ownership market and regional employment access, according to WDSuite’s CRE market data.
Located in Umatilla within the Orlando–Kissimmee–Sanford metro, the neighborhood is rated C and ranks 357 out of 465 metro neighborhoods. For investors, this places the area below the metro median, signaling the need for disciplined underwriting and a focus on durable tenant segments.
Livability is mixed. Everyday services are present, with grocery and pharmacy access performing around the middle of national peers, while cafes and childcare options are sparse. Average school ratings are modest (below the national midpoint), a factor that can matter for lease-up among family renters.
The local housing stock skews older (average vintage 1967), while this asset was built in 1987. Newer construction relative to surrounding stock can provide competitive positioning on building systems and curb appeal, though investors should still plan for targeted modernization to meet current renter expectations.
Occupancy measured at the neighborhood level trends below many Orlando metro subareas (rank 396 of 465), pointing to heightened leasing risk and the importance of product differentiation. At the same time, national percentiles for home values and incomes sit moderately above average, suggesting a high-cost ownership market relative to some peers; this can support renter retention where rents remain aligned with local incomes.
Demographic statistics aggregated within a 3-mile radius show recent population softening and a relatively small renter-occupied share (about one-fifth of housing units). Household counts have been steadier than population, indicating smaller household sizes and a stable base of occupied units. For multifamily, this implies a narrower but persistent tenant pool where well-priced, functional units can maintain occupancy.
Comparable crime metrics for this neighborhood are not available in WDSuite at this time. Investors often benchmark conditions against city and metro trends and review municipal reports to contextualize safety alongside leasing strategy and on-site management practices.
Proximity to regional employers supports workforce housing demand and commuting convenience. The employers below reflect a mix of waste services, cybersecurity, financial services, logistics, and a major restaurant group headquarters.
- Waste Management — waste services (15.7 miles)
- Symantec — cybersecurity (21.8 miles)
- Prudential — financial services (34.1 miles)
- Ryder — logistics (36.5 miles)
- Darden Restaurants — restaurant group (38.8 miles) — HQ
This 34-unit property (built 1987) competes against an older neighborhood inventory, offering a relative edge on systems and functionality while leaving room for targeted renovations. Neighborhood occupancy trends are below the metro median, so performance hinges on disciplined rent positioning and focused operations. According to commercial real estate analysis from WDSuite, ownership costs in the area are elevated enough to sustain renter reliance where rents track local incomes, supporting retention for well-managed assets.
Within a 3-mile radius, population has softened but household counts have been steadier, pointing to smaller household sizes and a persistent tenant base. With modest amenities and school ratings, demand is likely to skew toward value- and convenience-oriented renters; smaller average unit sizes can align with that segment if interiors are maintained and priced appropriately.
- 1987 vintage offers a competitive edge versus older neighborhood stock, with potential value-add through selective modernization
- Predominantly ownership market supports renter retention where rents remain aligned with local incomes
- Smaller unit mix can meet value-oriented renter demand when paired with efficient finishes and operations
- Regional employers within commuting range provide a steady workforce renter base
- Risks: below-metro neighborhood occupancy and thinner renter pool require conservative underwriting and active lease management