| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 64th | Good |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Hillside Ave, Orlando, FL, 32803, US |
| Region / Metro | Orlando |
| Year of Construction | 2004 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
301 Hillside Ave Orlando Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above metro median occupancy, according to WDSuite’s CRE market data, with a renter-occupied housing share that supports depth of the tenant base.
Located in Orlando’s Inner Suburb, the neighborhood carries an A rating (ranked 56 of 465 locally), signaling broadly favorable livability for renters and investors. Amenity access is a strength: grocery options are in the 95th percentile nationally and restaurants are in the 93rd percentile, placing the area competitive among Orlando neighborhoods for daily needs and dining. Parks also rank in the 92nd percentile nationally, which tends to bolster neighborhood appeal for long-term tenancy.
For multifamily demand, the neighborhood’s occupancy is above the metro median (rank 212 of 465), suggesting comparatively stable leasing conditions. The renter-occupied housing share is 40.2% (rank 147 of 465), which is competitive among Orlando neighborhoods and indicates a meaningful renter base for small and mid-size assets.
Within a 3-mile radius, demographics show population growth over the past five years with further renter pool expansion projected through 2028, alongside increases in households and incomes. These trends generally support absorption and retention for well-located, efficiently sized units. Median contract rents in the neighborhood sit around the national mid-range, while rent-to-income readings imply manageable affordability pressure that can aid renewal rates and pricing discipline.
Vintage context matters for this asset: the average neighborhood construction year skews older (1958). A 2004 build can compete well against aging stock while still warranting targeted modernization over time (common areas, unit finishes, or building systems) to sustain leasing velocity against newer deliveries.
Ownership costs in the area are elevated versus national norms (home values in the 73rd percentile and a value-to-income ratio in the 82nd percentile). In high-cost ownership markets, many households rely on rental housing longer, which can reinforce multifamily demand and support occupancy stability over the cycle.
School ratings in the neighborhood average 2.0/5 (37th percentile nationally). While schools are not the primary driver for all renter cohorts, this may modestly narrow family-oriented demand relative to higher-rated school zones, a factor to consider when unit-mix strategy targets households with children.
Safety trends warrant monitoring. Relative to the Orlando metro, the neighborhood’s safety rank sits in the lower half (257 of 465). Compared with neighborhoods nationwide, it falls below the national median, indicating elevated incident rates. That said, according to WDSuite’s CRE market data, both violent and property offenses have declined year over year, an encouraging direction that investors can track alongside ongoing community and policing initiatives.
For underwriting, a prudent approach is to reflect current conditions while acknowledging recent improvement. Positioning the asset with strong lighting, access control, and resident engagement can help mitigate perception risk and support retention.
Nearby corporate offices underpin a diverse employment base that supports commuter convenience and renter retention, including Prudential, Ryder, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Prudential — financial services (6.8 miles)
- Ryder — logistics & transportation (6.9 miles)
- Darden Restaurants — corporate offices (9.8 miles) — HQ
- Symantec — cybersecurity offices (15.9 miles)
- Airgas Specialty Products — industrial gases (26.8 miles)
This 47-unit asset built in 2004 offers competitive positioning against an older housing base, with the neighborhood’s average vintage dating to 1958. That relative youth can reduce near-term structural CapEx needs and support leasing versus older comparables, while selective upgrades can capture value where finishes or systems have aged. According to CRE market data from WDSuite, the neighborhood’s occupancy stands above the metro median, and the renter-occupied share indicates a durable tenant base for smaller-format units.
Within a 3-mile radius, population and household counts are expanding with incomes trending higher, pointing to a larger tenant base and support for rent levels over time. Elevated ownership costs locally tend to sustain reliance on rental housing, which can aid retention and stabilize cash flows through cycles. Primary risks to underwrite include safety outcomes that trail metro averages and school ratings that may narrow some family demand segments.
- 2004 vintage competes well versus older neighborhood stock; target selective modernization for further lift
- Above-metro-median neighborhood occupancy supports leasing stability, per WDSuite data
- 3-mile radius shows population and household growth, expanding the renter pool and supporting absorption
- High-cost ownership context reinforces multifamily demand and can aid renewal rates
- Key risks: safety metrics below metro median and lower school ratings; mitigate via operations and resident experience