| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 31st | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 448 Lake Bridge Ln, Apopka, FL, 32703, US |
| Region / Metro | Apopka |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $1,415,000 |
| Buyer | LAKEWOOD AT PIEDMONT LIMITED PARTNE |
| Seller | PALM KEY II LIMITED PARTNERSHIP |
448 Lake Bridge Ln Apopka Multifamily Investment
Neighborhood occupancy remains strong and steady, supporting income stability for well-run assets, according to WDSuite’s CRE market data. With a moderate renter base and access to everyday amenities, this location offers practical fundamentals for long-term hold investors.
Situated in Apopka’s inner suburban fabric of the Orlando-Kissimmee-Sanford metro, the neighborhood shows balanced livability drivers for workforce renters. Grocery access is a relative strength (nationally high density), and restaurants and cafes sit above national medians, which supports day-to-day convenience for residents and helps leasing velocity. Park access is limited locally, so on-site open space and proximity to private amenities can be differentiators for tenant retention.
Neighborhood occupancy is high and has trended upward over five years, placing this area competitive among Orlando-Kissimmee-Sanford neighborhoods (ranked 41 out of 465) and within the top quartile nationally by percentile. For investors, that backdrop supports reduced downtime between turns and steadier renewal probabilities. Note that these are neighborhood-level occupancy indicators, not property-specific performance.
The renter-occupied share of housing units in the neighborhood is roughly one-third (33.4%), indicating a moderate renter concentration and a sufficiently deep tenant base without overreliance on transient demand. Median contract rents for the neighborhood sit around the national upper-mid range and have grown meaningfully over five years, which suggests pricing power when paired with strong occupancy, while still requiring attention to affordability management and lease retention.
Within a 3-mile radius, population and household counts have risen in recent years and are projected to continue growing, pointing to a larger tenant base and support for occupancy stability. Income levels in the 3-mile area have also advanced, which helps absorb rent growth and supports resident qualification standards. The neighborhood’s average school rating trends low, which may be a consideration for family-oriented leasing strategies, but everyday amenities and commute connectivity to metro job nodes underpin renter demand.
Home values in the neighborhood are elevated versus many U.S. areas but below major coastal markets; in practice, this creates a high-cost ownership market relative to local incomes that can sustain reliance on multifamily rentals. Rent-to-income metrics remain manageable at the neighborhood scale, suggesting room for disciplined revenue management while monitoring retention risk.
Safety indicators present a mixed picture. The neighborhood’s overall crime position is mid-pack within the Orlando-Kissimmee-Sanford metro (ranked 124 out of 465 neighborhoods), while national comparisons land below the median by percentile. Recent trend data shows improvement, with estimated property and violent offense rates declining year over year, which is a constructive signal to monitor rather than a guarantee of continued improvement.
For investors, this suggests prudent emphasis on lighting, access control, and visible management to support resident comfort and retention. Always assess property-level incident histories and recent neighborhood trendlines alongside regional benchmarks.
Nearby employment anchors span technology, financial services, logistics, and corporate dining, providing a diverse commuter base that supports renter demand and lease retention for workforce-oriented multifamily.
- Symantec — technology/security offices (9.98 miles)
- Prudential — financial services (12.89 miles)
- Ryder — logistics and transportation (14.97 miles)
- Darden Restaurants — corporate dining offices (17.60 miles) — HQ
- Waste Management — environmental services (28.46 miles)
Built in 1988, the property is slightly older than the neighborhood average vintage, which points to potential value-add through targeted renovations and capital planning while remaining competitive against older area stock. Strong neighborhood occupancy and steady rent growth support income durability, and within a 3-mile radius, population and household expansion signal a growing renter pool that can underpin leasing stability over the hold period.
Elevated home values relative to local incomes reinforce renter reliance on multifamily, while neighborhood rents remain in an upper-mid national range, allowing calibrated pricing without overextending affordability. According to CRE market data from WDSuite, the neighborhood’s occupancy performance ranks competitively within the metro and in the top quartile nationally by percentile, though investors should account for below-median school ratings and mixed-but-improving safety indicators in underwriting.
- High neighborhood occupancy and upward five-year trend support leasing stability
- 1988 vintage offers clear value-add and capex planning opportunities
- 3-mile population and household growth expand the tenant base over time
- Ownership costs sustain multifamily demand; rents sit in upper-mid national range
- Risks: lower school ratings, below-national-median safety, limited park access