| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 35th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2501 S Semoran Blvd, Orlando, FL, 32822, US |
| Region / Metro | Orlando |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2016-12-01 |
| Transaction Price | $36,650,000 |
| Buyer | RH 5870 SUNDOWN LLC |
| Seller | --- |
2501 S Semoran Blvd Orlando Multifamily Investment
High renter concentration in the surrounding neighborhood supports a deep tenant base, while current occupancy levels suggest room to improve through management and positioning, according to WDSuite’s CRE market data.
Located in Orlando’s Urban Core, the neighborhood shows a high share of renter-occupied housing units (ranked 25 of 465 metro neighborhoods), indicating a sizable and active tenant pool for multifamily assets. Neighborhood occupancy is below the metro median, so leasing strategy and unit positioning will matter to capture demand and stabilize performance based on CRE market data from WDSuite.
Daily-life amenities are mixed: grocery and pharmacy access score above many U.S. neighborhoods (national percentiles ~70s–80s), while parks, cafes, and childcare are limited locally. Restaurant density is competitive (around the upper-third nationally), which can aid resident convenience and leasing appeal.
Within a 3-mile radius, population and households have expanded in recent years and are projected to continue growing through the forecast period, with smaller average household sizes. This points to a broader renter pool and potential support for occupancy stability over time, especially for well-managed, appropriately priced units.
Home values in the neighborhood are relatively modest for the Orlando metro, which can create some competition from ownership options. That said, rent-to-income levels point to affordability pressure for some renter segments, suggesting that thoughtful pricing and retention programs will be important to sustain leasing velocity and renewals. Average school ratings trail national benchmarks, which may influence unit mix and marketing focus toward renter cohorts less driven by school selection.
Safety indicators are around the metro middle, with the neighborhood’s overall crime rank near the midpoint (123 of 465 Orlando metro neighborhoods) and national comparisons close to the median. Recent data shows year-over-year declines in both violent and property offenses, which is a constructive trend, though conditions can vary by block and over time.
For underwriting, it is prudent to compare property-level security measures and lighting with peer assets and monitor neighborhood trends alongside regional averages rather than relying on a single-year snapshot.
The area draws from a diverse office and services employment base that supports renter demand through commute convenience, including Ryder, Prudential, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Ryder — corporate offices (7.3 miles)
- Prudential — corporate offices (8.2 miles)
- Darden Restaurants — corporate offices (9.7 miles) — HQ
- Symantec — corporate offices (18.2 miles)
- Airgas Specialty Products — corporate offices (26.6 miles)
This Orlando Urban Core location pairs a deep renter base with below-median neighborhood occupancy, creating an opening for hands-on management to capture demand through unit finishes, pricing, and resident experience. Within a 3-mile radius, recent growth in population and households—and forecasts that point to continued household gains with smaller average household sizes—signal a larger tenant base and potential support for leasing stability.
Amenity access skews toward daily needs (grocers and pharmacies) with fewer parks and cafes, aligning with workforce-oriented renter demand. Home values are comparatively modest for the metro, which can increase competition from ownership, but rent-to-income levels suggest careful affordability and retention management will be key; according to CRE market data from WDSuite, the submarket’s renter concentration is among the highest in the metro, underscoring depth of demand for well-positioned multifamily units.
- High renter concentration in the neighborhood supports a sizable tenant pool
- Below-median neighborhood occupancy offers potential to lift performance via leasing and operations
- Household growth within 3 miles and smaller household sizes expand the renter base
- Daily-needs amenities (grocers, pharmacies) bolster convenience and retention
- Risks: affordability pressure (rent-to-income), below-average school ratings, and competition from ownership options