| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 72nd | Best |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12001 Avalon Lake Dr, Orlando, FL, 32828, US |
| Region / Metro | Orlando |
| Year of Construction | 2006 |
| Units | 24 |
| Transaction Date | 2007-10-31 |
| Transaction Price | $675,400 |
| Buyer | LIVE/WORK AT AVALON PARK LLC |
| Seller | AVALON ASSOCIATES OF DELAWARE LP |
12001 Avalon Lake Dr Orlando Multifamily Investment
Tight neighborhood occupancy and strong incomes point to durable renter demand, according to WDSuite’s CRE market data. Expect stable leasing dynamics in a suburban pocket where schools and daily amenities support retention.
This suburban Orlando location posts an A+ neighborhood rating and ranks 9 out of 465 metro neighborhoods, placing it in the top quartile among Orlando submarkets for overall fundamentals. Daily needs are well covered—restaurants, groceries, parks, and pharmacies land around the 70th–80th national percentiles—supporting livability and convenience for residents.
Neighborhood-level occupancy is tight at 99.7% (neighborhood metric, not property-level), with an occupancy rank of 26 out of 465 and a 96th percentile national standing, indicating limited vacant stock and generally steady leasing. The share of renter-occupied housing at the neighborhood level is in the mid-20% range, suggesting a smaller but stable renter base that can still support absorption for quality multifamily.
Schools average 4.33 out of 5 and rank 12 of 465 locally, a strength for family-oriented demand and lease retention. Amenity access is competitive among Orlando neighborhoods (amenity rank 55 of 465), while the area’s educational attainment levels are high, aligning with the elevated median household income profile.
Within a 3-mile radius, recent population growth and an 11%+ increase in households expand the potential tenant base, with forecasts calling for further household gains and smaller average household sizes—factors that can add incremental demand for rental units and support occupancy stability. Elevated home values relative to local incomes reinforce reliance on rental options, and a rent-to-income profile near 0.20 indicates manageable affordability pressure that can aid retention and measured pricing power.
Safety indicators trend around the metro middle (crime rank 205 of 465), while the neighborhood sits below the national median on safety (about the 39th national percentile). Recent year-over-year shifts show modest increases in both property and violent offense estimates; investors may wish to monitor trend direction and property-level security measures as part of underwriting.
Regional corporate offices help diversify the employment base and support commuter demand for workforce and professional renters. Key nearby employers include Ryder, Prudential, Darden Restaurants, Symantec, and Space Coast Aflac—providing varied white-collar job nodes within a reasonable drive that can aid leasing stability.
- Ryder — corporate offices (15.9 miles)
- Prudential — corporate offices (17.4 miles)
- Darden Restaurants — restaurant group corporate offices (17.5 miles) — HQ
- Symantec — corporate offices (22.1 miles)
- Space Coast Aflac Region — corporate offices (28.6 miles)
The submarket’s combination of tight neighborhood occupancy, high household incomes, and strong school ratings supports an investment case centered on stable demand and retention. Elevated ownership costs reinforce multifamily relevance, while a renter-occupied share in the mid-20% range implies a thinner but steady tenant pool focused on quality product and convenience—factors that can sustain lease-up and limit turnover. Based on CRE market data from WDSuite, the neighborhood’s occupancy strength outperforms both metro and national benchmarks, reinforcing the case for durable cash-flow dynamics.
Built in 2006, the asset is relatively modern by local standards and may benefit from targeted value-add—particularly interior updates and common-area enhancements—rather than heavy systems overhauls. Household growth within a 3-mile radius, alongside continued amenity depth, underpins ongoing renter demand, though investors should account for safety metrics that trail national norms and a neighborhood with more owner-occupied housing, which can moderate the depth of the renter pool.
- Tight neighborhood occupancy supports leasing stability and cash-flow resilience.
- Strong schools and amenity access aid retention for family-oriented renters.
- 2006 vintage offers light-to-moderate value-add potential versus heavy capex.
- Elevated ownership costs reinforce sustained demand for quality rentals.
- Risks: below-national safety metrics and a smaller renter-occupied share may limit depth of the tenant base.