| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 68th | Best |
| Amenities | 40th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2013 Grand Brook Cir, Orlando, FL, 32810, US |
| Region / Metro | Orlando |
| Year of Construction | 1996 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2013 Grand Brook Cir Orlando Multifamily Investment
Neighborhood renter-occupied concentration supports a deeper tenant base, and occupancy has been above the metro median according to WDSuite’s CRE market data. This positioning favors stable leasing for a 25-unit asset in Orlando’s inner suburbs.
Located in Orlando’s Inner Suburb, the neighborhood carries an A- rating and ranks 115 out of 465 metro neighborhoods, making it competitive among Orlando-Kissimmee-Sanford areas. Dining options are comparatively dense (top quartile nationally), while everyday needs are reasonably served by groceries. Parks, pharmacies, and cafes are thinner locally, which may shift some convenience trips to nearby corridors.
For investors, neighborhood-level occupancy is above the metro median (rank 174 of 465), and per-unit NOI performance is competitive (rank 62 of 465), based on CRE market data from WDSuite. This combination points to resilient renter demand at the neighborhood level, though lease-up may benefit from targeted amenities or services given the limited park and pharmacy presence.
The property’s 1996 vintage is slightly older than the neighborhood’s average stock (1999), suggesting practical capital planning and potential value-add through modernization of interiors, systems, or curb appeal to better compete with newer supply.
Tenure patterns indicate a high share of renter-occupied housing units at the neighborhood level, reinforcing depth for multifamily leasing and helping support occupancy stability. Within a 3-mile radius, recent population growth and a faster increase in households point to a larger tenant base; forward-looking estimates show households continuing to rise even as overall population is projected to edge down, implying smaller household sizes and continued renter pool expansion. Median home values are moderate for the region, and rent-to-income ratios in the neighborhood read as relatively manageable, supporting retention while still requiring disciplined lease management.
Safety signals are mixed when viewed across scales. Within the Orlando-Kissimmee-Sanford metro, the neighborhood’s crime rank (96 out of 465) places it below the metro median for safety, while nationally it trends around mid-pack to slightly better (54th percentile). Year-over-year, estimated violent offense rates have eased modestly and property offenses show a sharper decline, according to WDSuite’s CRE market data. These are neighborhood-level indicators and not block-specific; investors typically underwrite with property-level measures (lighting, access control, and resident screening) to support retention.
Regional employment anchors within typical commuting range include financial services, software, logistics, and a major restaurant corporate headquarters. Proximity to these employers supports workforce housing demand and can aid resident retention through commute convenience.
- Prudential — financial services (10.3 miles)
- Symantec — software (10.4 miles)
- Ryder — logistics (11.9 miles)
- Darden Restaurants — corporate restaurant HQ (14.8 miles) — HQ
- Airgas Specialty Products — industrial gases (30.6 miles)
2013 Grand Brook Cir offers investors exposure to an Inner Suburb Orlando neighborhood with renter depth, above-median neighborhood occupancy, and competitive per‑unit NOI. According to CRE market data from WDSuite, these neighborhood dynamics have supported stable operations relative to the metro, while the area’s restaurant density and childcare access add everyday convenience despite thinner parks and pharmacies.
The 1996 vintage is slightly older than nearby stock, creating a clear value‑add path through selective modernization and operational upgrades to reinforce competitiveness. Within a 3‑mile radius, households have grown and are expected to keep increasing even as population flattens, which points to smaller household sizes and a steady renter pool. Ownership costs are moderate for the region, and neighborhood rent-to-income levels suggest manageable affordability pressure—favorable for retention with prudent lease management.
- Above-median neighborhood occupancy and competitive NOI support leasing stability
- Renter-occupied concentration and 3-mile household growth deepen the tenant base
- 1996 vintage provides value-add potential via targeted renovations and systems upgrades
- Everyday convenience from strong dining and childcare presence, with room to add on-site amenities
- Risks: below-metro-median safety rank locally and thinner parks/pharmacies—mitigate via property-level security and amenity programming