| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 74th | Best |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12612 Victoria Place Cir, Orlando, FL, 32828, US |
| Region / Metro | Orlando |
| Year of Construction | 2002 |
| Units | 27 |
| Transaction Date | 2015-08-13 |
| Transaction Price | $47,750,000 |
| Buyer | PRG VICTORIA LLC |
| Seller | 12612 VICTORIA PLACE CIRCLE HOLDINGS LLC |
12612 Victoria Place Cir Orlando Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy, according to CRE market data from WDSuite. These are neighborhood-level indicators, suggesting durable leasing fundamentals rather than property-specific performance.
Located in Orlando’s inner suburbs, the neighborhood posts an A+ rating and performs in the top quartile nationally for overall livability, based on WDSuite’s CRE market data. Amenity access is a clear strength, with restaurant, cafe, grocery, park, and pharmacy density comparing favorably to most U.S. neighborhoods, which supports daily convenience and renter retention.
Multifamily dynamics are balanced: neighborhood occupancy is near the metro median, and the share of housing units that are renter-occupied is high (about 78%), indicating a deep tenant base and potential leasing stability. Median contract rents track in the market-rate range for Orlando, while a rent-to-income ratio near 0.31 points to some affordability pressure to monitor in lease management and renewal strategies.
Construction vintage skews slightly newer than the local average. With a 2002 build, this asset is newer than the neighborhood’s typical 1990s stock, which can help with competitive positioning versus older properties; investors should still plan for selective system updates or modernization as part of capital planning.
Demographic statistics aggregated within a 3-mile radius indicate population growth and a meaningful increase in households, with a sizable 18–34 renter cohort. These trends expand the local renter pool and support occupancy stability and leasing velocity. Home values sit in a higher band relative to local incomes, which tends to reinforce renter reliance on multifamily housing and can aid pricing power when managed thoughtfully.
Neighborhood safety indicators trend below the national median, but recent data show improving property offense rates year over year. Within the Orlando-Kissimmee-Sanford metro’s 465 neighborhoods, conditions are competitive but not top-tier; investors should underwrite with conservative assumptions and prioritize standard security, lighting, and resident-engagement measures.
Nationally, the neighborhood sits in lower safety percentiles for violent and property offenses, yet the downward trend in property-related incidents suggests progress. Use comparative and trend analysis for comp selection and insurance budgeting rather than block-level conclusions.
Proximity to diversified employers supports workforce housing demand and commute convenience, with nearby corporate offices including Ryder, Prudential, Darden Restaurants, Symantec, and the Space Coast Aflac Region.
- Ryder — logistics (14.4 miles)
- Prudential — financial services (15.4 miles)
- Darden Restaurants — restaurant group (16.6 miles) — HQ
- Symantec — cybersecurity (17.8 miles)
- Space Coast Aflac Region — insurance (32.6 miles)
This 27-unit, 2002-vintage asset benefits from a high neighborhood renter-occupied share, strong amenity access, and demographics that point to a larger tenant base over time. Neighborhood occupancy trends hover around the metro median, which, combined with a deep renter pool, supports stable leasing; based on CRE market data from WDSuite, ownership costs in the area remain elevated relative to incomes, reinforcing reliance on rentals.
Positioned slightly newer than nearby 1990s stock, the property should remain competitive with targeted modernization. Within a 3-mile radius, population and household growth signal ongoing renter pool expansion, while proximity to diversified employers underpins retention and lease-up fundamentals. Key watch items include rent-to-income pressures and neighborhood safety percentiles that trail the national median, warranting prudent underwriting.
- High neighborhood renter concentration supports depth of demand and leasing stability.
- 2002 vintage offers competitive positioning versus older local stock, with targeted value-add potential.
- 3-mile demographics show population and household growth, expanding the local renter pool.
- Strong amenity access and employer proximity bolster resident retention and pricing power.
- Risks: rent-to-income affordability pressure and below-median safety percentiles require conservative underwriting and asset management.