| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 35th | Poor |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3945 N Lake Orlando Pkwy, Orlando, FL, 32808, US |
| Region / Metro | Orlando |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2004-12-29 |
| Transaction Price | $23,800,000 |
| Buyer | FOUNTAINS ASSOCIATES LLC |
| Seller | CAMDEN OPERATING LP |
3945 N Lake Orlando Pkwy Orlando Multifamily Investment
Neighborhood data points to resilient renter demand and steady occupancy, according to WDSuite’s CRE market data, with this inner-suburb location offering everyday convenience that supports leasing stability.
Located in an inner-suburb pocket of Orlando, the neighborhood shows balanced fundamentals for workforce housing. Occupancy in the neighborhood averages 91.7%, which is above the metro median among 465 Orlando-Kissimmee-Sanford neighborhoods, indicating a base level of stability for operators. The renter-occupied share is among the highest in the metro (ranked 2 out of 465), signaling a deep tenant pool for multifamily assets and reliable demand across leasing cycles.
Everyday amenities skew toward necessities rather than lifestyle. Grocery and pharmacy access are strengths (both competitive locally and in the upper national percentiles), while cafes and parks are limited. Childcare access scores well, and restaurants are reasonably represented versus national norms. For investors, this mix often supports retention for value-oriented properties serving local workers.
Within a 3-mile radius, WDSuite aggregates demographics showing population growth over the last five years alongside increases in families and households, expanding the potential renter base. Forward-looking data points to continued household growth and smaller average household sizes, which can support multifamily demand even if overall population growth moderates, by adding more households seeking rental options.
Home values sit in a high-cost ownership context relative to local incomes (upper national percentiles for value-to-income), which tends to sustain reliance on rentals and can underpin pricing power for well-positioned assets. At the same time, rent-to-income readings indicate some affordability pressure, suggesting that thoughtful lease management and amenity-to-price alignment will be important for retention and collections.
Safety trends are mixed. Compared with U.S. neighborhoods, this area sits below the national middle in safety; within the Orlando-Kissimmee-Sanford metro it is around the metro median (ranked 228 out of 465 neighborhoods). Recent data shows property offenses declining year over year and violent incidents edging lower, according to WDSuite’s market indicators. Investors should underwrite to these trends while planning appropriate on-site measures and resident engagement.
Nearby corporate offices create a diversified employment base within commuting range, supporting renter demand and lease retention for workforce-oriented assets. Notable employers in reach include Prudential, Ryder, Symantec, Darden Restaurants, and Airgas Specialty Products.
- Prudential — financial services (8.2 miles)
- Ryder — logistics (10.0 miles)
- Symantec — cybersecurity software (12.7 miles)
- Darden Restaurants — restaurant group (12.8 miles) — HQ
- Airgas Specialty Products — industrial gases (28.3 miles)
This Orlando inner-suburb location offers a deep renter pool and occupancy that tracks above the metro median, supported by necessity retail access and proximity to diverse employment nodes. Within a 3-mile radius, household growth and smaller household sizes indicate a broader base of potential renters, which can help sustain leasing and reduce downtime for well-maintained units.
Ownership costs remain comparatively elevated versus local incomes, which reinforces reliance on rentals and supports pricing power for competitive product; however, rent-to-income readings suggest some affordability pressure, warranting attentive lease management. According to CRE market data from WDSuite, neighborhood safety metrics are improving on a year-over-year basis, yet still trail national averages, a factor to monitor in underwriting and operations.
- Occupancy above metro median with a high renter-occupied share supporting demand depth
- Necessity retail and childcare access bolster day-to-day livability and retention
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Elevated ownership costs relative to incomes can support rental pricing power
- Risks: below-average national safety standing and affordability pressure require active management