| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Fair |
| Demographics | 34th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3138 Pershing Park Dr, Orlando, FL, 32822, US |
| Region / Metro | Orlando |
| Year of Construction | 2011 |
| Units | 43 |
| Transaction Date | 2003-09-30 |
| Transaction Price | $195,000 |
| Buyer | SAS FOUNTAINS AT PERSHING PARK LTD |
| Seller | REALTY RESOURCE OF CENTRAL FLORIDA INC |
3138 Pershing Park Dr Orlando Multifamily Investment
Newer 2011 asset in an inner-suburb pocket where renter-occupied share is high, supporting tenant depth even as neighborhood occupancy trails metro norms, according to WDSuite’s CRE market data.
Situated in Orlando’s Inner Suburb, the property benefits from neighborhood fundamentals that skew renter-friendly. The area’s renter-occupied share is elevated (ranked above most peers in the metro), indicating a deeper tenant base for a 43-unit community. Neighborhood occupancy is softer than metro norms, which suggests a focus on pragmatic leasing and renewals, but rent levels remain in line with Orlando’s workforce segment.
Amenity access is mixed: parks and pharmacies are strong performers (both in the top quartile nationally), and grocery availability rates above average, while immediate cafe and restaurant density is limited. For investors, this combination typically supports day-to-day convenience and retention, even if dining options are concentrated in nearby corridors.
Within a 3-mile radius, population has expanded over the last five years and household counts are projected to continue rising alongside smaller average household sizes. That trajectory points to a gradually expanding renter pool and supports occupancy stability over time. Median incomes have been trending upward, reinforcing capacity for steady demand in professionally managed, smaller-format units.
Ownership costs sit on the higher side relative to local incomes (upper-quartile value-to-income positioning nationally), which tends to sustain reliance on rental housing and can aid lease retention. Against a local average construction year of 1987 (ranked competitively among 465 Orlando neighborhoods), the subject’s 2011 vintage offers a more contemporary baseline and relative competitiveness versus older stock, while investors should still plan for routine system updates as the asset seasons.
Safety conditions are mixed when viewed across scales. The neighborhood trends safer than the metro median (crime rank above metro median among 465 Orlando neighborhoods) but sits below the national average for safety (national safety percentile in the upper 30s). Year-over-year signals are also mixed: property offenses have eased, while violent offenses showed an uptick. For underwriting, investors typically emphasize lighting, access control, and resident screening to support retention and leasing velocity.
Nearby corporate offices help anchor employment and support renter demand for workforce housing with practical commute times. Notable employers in proximity include Ryder, Prudential, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Ryder — corporate offices (7.5 miles)
- Prudential — corporate offices (8.9 miles)
- Darden Restaurants — corporate offices (9.7 miles) — HQ
- Symantec — corporate offices (19.4 miles)
- Airgas Specialty Products — corporate offices (26.4 miles)
The 2011-built, 43-unit property offers newer-vintage positioning versus much of the surrounding stock, which can differentiate it on unit condition and operating efficiency. The neighborhood shows a higher renter-occupied share, and 3-mile trends point to rising household counts alongside smaller household sizes, indicating a larger tenant base over time. According to CRE market data from WDSuite, neighborhood occupancy sits below metro norms, suggesting a focus on renewals and targeted leasing, yet ownership costs remain comparatively high for local incomes, which supports sustained demand for rental housing.
Compact average unit sizes align with workforce demand and can aid price-to-need positioning, while recent income growth in the 3-mile area supports absorption. Investors should account for routine capital as the asset seasons, and manage for affordability pressure and amenity-light pockets nearby by emphasizing value, retention, and convenience.
- Newer 2011 vintage versus local 1980s-era average supports competitive positioning
- Elevated renter-occupied share and growing 3-mile household base deepen tenant demand
- Compact unit mix aligns with workforce renters seeking value and commute convenience
- Ownership costs comparatively high for incomes, reinforcing reliance on multifamily leasing
- Risks: neighborhood occupancy below metro norms, below-average national safety, and limited immediate dining options