| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 51st | Fair |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3312 W Colonial Dr, Orlando, FL, 32808, US |
| Region / Metro | Orlando |
| Year of Construction | 1972 |
| Units | 31 |
| Transaction Date | 2023-09-07 |
| Transaction Price | $10,000,000 |
| Buyer | COLONIAL FL LP |
| Seller | COLONIAL APTS LLC |
3312 W Colonial Dr Orlando Multifamily Investment
Stabilized renter demand in the surrounding neighborhood, according to WDSuite’s CRE market data, is supported by a high renter-occupied share and strong access to everyday amenities. For investors, the focus is on durable occupancy and pricing that reflects local affordability dynamics rather than short-term swings.
The property sits in an Inner Suburb pocket of Orlando rated B+ and ranked 135 out of 465 metro neighborhoods, making it competitive among Orlando-Kissimmee-Sanford neighborhoods. Local amenity access is a clear strength: grocery and dining densities benchmark in the top quartile nationally, and park access trends even higher, which helps support day-to-day livability and resident retention.
Schools near the neighborhood average a 4.0 out of 5 and track in the upper national percentiles, which can bolster family-oriented renter appeal. Pharmacy access is relatively thin within the immediate area, so residents may rely on nearby corridors for prescriptions and healthcare errands—an operational nuance for investors evaluating tenant convenience and on-site service offerings.
Renter-occupied housing comprises a high share of neighborhood units (90th percentile nationally), indicating a deep tenant base for multifamily. Neighborhood occupancy is steady and has improved over the past five years, supporting income consistency, though leasing strategies should still reflect block-to-block variability typical of Inner Suburb locations.
Within a 3-mile radius, demographic statistics show recent softness but forward-looking projections point to growth in both population and households, alongside a trend toward smaller household sizes. For operators, that combination suggests a gradually expanding renter pool over the mid-term and demand for a mix of unit types that can serve singles, couples, and small families.
Safety signals trend weaker than national benchmarks, with neighborhood-level crime measures sitting in lower national percentiles (i.e., less safe relative to U.S. neighborhoods). However, recent year-over-year readings show improvement, including declines in both property and violent offense rates. For underwriting, investors typically reflect this by emphasizing security measures, careful tenant screening, and budget assumptions for insurance and common-area controls.
Nearby employers provide a diverse white-collar base that can support renter demand and lease retention, led by financial services, logistics, and corporate restaurant headquarters. The list below focuses on organizations within commuting distance that align with the typical workforce housing renter profile.
- Prudential — financial services (4.8 miles)
- Ryder — logistics & fleet management (6.3 miles)
- Darden Restaurants — corporate restaurant group (9.2 miles) — HQ
- Symantec — software & cybersecurity offices (16.0 miles)
- Airgas Specialty Products — industrial gases (25.3 miles)
Built in 1972, the asset is slightly newer than the neighborhood’s average vintage, suggesting competitive positioning versus older stock while still offering value-add opportunities through modernization of interiors and building systems. A high neighborhood renter-occupied share and improving occupancy trends point to a durable tenant base, while strong access to groceries, restaurants, and parks supports day-to-day livability and retention. According to CRE market data from WDSuite, rent-to-income sits near the mid-20s, implying manageable affordability pressure that favors consistent leasing with prudent rent management.
Looking ahead, 3-mile demographic projections indicate growth in population and households and a shift toward smaller household sizes—factors that can expand the renter pool and support occupancy stability. Investors should calibrate underwriting for submarket safety considerations and income variability, but the combination of renter demand depth, amenity access, and vintage-driven upgrade potential forms a balanced long-term thesis.
- High renter-occupied share underpins demand depth and leasing stability
- 1972 vintage offers value-add potential via targeted interior and systems upgrades
- Strong grocery, dining, and park access supports retention and livability
- 3-mile projections point to expanding renter pool and support for occupancy
- Risks: below-average safety metrics and income variability require conservative underwriting