| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 55th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13301 Amber Lake Blvd, Orlando, FL, 32824, US |
| Region / Metro | Orlando |
| Year of Construction | 2004 |
| Units | 23 |
| Transaction Date | 2002-12-26 |
| Transaction Price | $1,340,000 |
| Buyer | PINNACLE POINTE LTD |
| Seller | LANDSTAR DEVELOPMENT CORP |
13301 Amber Lake Blvd, Orlando FL Multifamily Investment
Neighborhood metrics point to a stable renter base and manageable affordability pressures, according to WDSuite’s CRE market data. Expect demand supported by nearby employment and daily-needs retail, with performance driven by leasing execution rather than outsized rent growth.
This Inner Suburb location in the Orlando-Kissimmee-Sanford metro scores a B+ at the neighborhood level and sits above the metro median (rank 150 of 465), indicating competitive fundamentals among Orlando neighborhoods. Median contract rents in the neighborhood track in the upper tiers nationally (81st percentile), while rent-to-income sits around 0.22, a combination that can support pricing power without undue affordability pressure. Neighborhood occupancy is softer versus national norms, so outcomes hinge on asset-specific leasing and retention plans rather than tide-lifts-all dynamics.
Daily-needs access is a relative strength: grocery and pharmacy density ranks near the top of the metro and well above national averages (93rd and 88th percentiles nationally). By contrast, cafes, restaurants, and parks are less concentrated within the immediate neighborhood, so residents often rely on nearby corridors for dining and recreation. For investors, this mix tends to support everyday convenience while limiting lifestyle-driven premiums that depend on walkable entertainment clusters.
Construction in the subarea is relatively modern on average (mid-2000s). The subject’s 2004 vintage is slightly older than the neighborhood norm (2006), suggesting light modernization and systems refreshes could sharpen competitive positioning versus newer stock while keeping capital plans targeted.
Tenure patterns indicate meaningful renter demand: the neighborhood shows a sizable share of renter-occupied housing units (around two-fifths), supporting depth of the tenant base. Within a 3-mile radius, demographics from WDSuite show population growth of roughly 11% over the past five years and an ~12% increase in households, with forecasts pointing to further population expansion and a notable rise in household count alongside smaller average household sizes. For multifamily, that implies a larger renter pool and steady leasing traction, provided product quality and pricing align with submarket expectations.
Safety indicators for the neighborhood are around the national midpoint overall (about the 50th percentile). Within the Orlando-Kissimmee-Sanford metro, the neighborhood’s crime rank (114 out of 465) places it below the metro median for safety, though recent trends are constructive: estimated violent offenses declined by roughly 19% year over year and property offenses by about 11%, based on WDSuite’s neighborhood data. Investors should underwrite sensible security, lighting, and access controls, but recent directional improvement is notable.
Proximity to major corporate offices underpins workforce housing demand and supports retention, with commutes to restaurant corporate, logistics, financial services, industrial gases, and cybersecurity employers reflected below.
- Darden Restaurants — restaurant corporate (4.8 miles) — HQ
- Ryder — logistics (6.8 miles)
- Prudential — financial services (9.2 miles)
- Airgas Specialty Products — industrial gases (16.8 miles)
- Symantec — cybersecurity (28.3 miles)
The asset’s 2004 vintage and 23-unit scale align with a focused value-add or light-renovation thesis: modest interior updates and curb appeal improvements can help differentiate versus mid-2000s peers while keeping capex targeted. Neighborhood rent levels sit in higher national percentiles and rent-to-income is moderate, which supports revenue management without overextending residents. According to CRE market data from WDSuite, neighborhood occupancy runs softer than national norms, so execution around leasing, renewals, and product quality will drive outcomes.
Demand is supported by a meaningful renter-occupied housing presence locally and expanding demographics within a 3-mile radius, where population and households have grown and are projected to continue rising, with smaller household sizes pointing to a deeper renter pool. Daily-needs retail access is strong (grocery and pharmacy), and commutability to a diverse employer base reinforces weekday occupancy and retention, even as lifestyle amenities within the immediate neighborhood are more diffuse.
- 2004 vintage offers targeted value-add potential to compete with newer mid-2000s stock
- Rent levels in higher national tiers with moderate rent-to-income support pricing discipline
- Expanding 3-mile population and household counts indicate a growing renter pool supporting occupancy stability
- Strong daily-needs access and proximity to diverse employers aid retention and leasing
- Risks: softer neighborhood occupancy versus national norms; fewer nearby cafes/parks; maintain prudent security given metro-relative safety position