| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 10th | Poor |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 S Rio Grande Ave, Orlando, FL, 32839, US |
| Region / Metro | Orlando |
| Year of Construction | 1975 |
| Units | 35 |
| Transaction Date | 2021-02-18 |
| Transaction Price | $18,250,000 |
| Buyer | PEF CRESCENT CLUB LP |
| Seller | CRESCENT CLUB APARTMENTS LTD |
4100 S Rio Grande Ave Orlando Value-Add Multifamily
Renter demand is supported by nearby employment nodes, and, according to WDSuite’s CRE market data, neighborhood occupancy has improved over the past five years, suggesting scope to stabilize operations.
Situated in Orlando’s inner suburbs, the property is surrounded by a tenant base that skews renter-occupied at both the neighborhood and 3-mile levels, indicating a meaningful pool for multifamily leasing. WDSuite’s CRE market data shows the neighborhood’s renter-occupied share is substantial, and within a 3-mile radius renters account for roughly six in ten housing units, which supports ongoing demand depth for workforce-oriented product.
Occupancy in the neighborhood has trended higher over the last five years, though levels remain below stronger Orlando submarkets, pointing to an operational upside for owners who can drive leasing and retention. Median contract rents in the 3-mile area have increased over the past cycle, while a rent-to-income profile near one-quarter suggests moderate affordability pressure and a need for disciplined lease management to sustain pricing power.
Local livability is mixed. Restaurants are relatively accessible (around the 72nd percentile nationally), but cafes, groceries, parks, and pharmacies are limited within the immediate neighborhood. The broader neighborhood rating sits near the bottom of the Orlando-Kissimmee-Sanford metro (ranked 464 of 465 neighborhoods), underscoring the importance of hands-on operations and targeted renovations to compete effectively.
Constructed in 1975, the asset is slightly older than the neighborhood’s average vintage. For investors, that translates to capital planning for building systems and common-area upgrades, with potential value-add returns via interior renovations and curb-appeal improvements. In terms of ownership dynamics, very low neighborhood home values relative to national norms point to a more accessible ownership market, which can create some competition with rentals; however, continued rent growth in the surrounding 3-mile radius and a sizable renter pool should help sustain leasing demand.
Demographic statistics are aggregated within a 3-mile radius. Recent years showed population and household softness, but forecasts in WDSuite indicate a rebound with projected population and household growth over the next five years. A larger household count and shifting household sizes would expand the tenant base and support occupancy stability if management aligns unit finishes and pricing with area incomes.
Safety conditions are mixed relative to national norms. According to CRE market data from WDSuite, the neighborhood sits near the 33rd percentile for overall safety compared with neighborhoods nationwide, indicating higher-than-average crime exposure. Property offenses are around the 14th percentile and violent offenses near the 13th percentile nationally, so investors should underwrite enhanced on-site management and security measures.
Trend-wise, property offenses have declined markedly over the last year (roughly a 27% decrease), placing the improvement in a stronger national tier. While that trajectory is constructive, underwriting should remain conservative and focus on lighting, access control, and resident screening to support retention and asset performance.
Nearby corporate employment anchors help support local renter demand through commute convenience. Key employers within a ~20–25 minute radius include Prudential, Ryder, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Prudential — financial services (2.6 miles)
- Ryder — logistics & transportation (2.9 miles)
- Darden Restaurants — restaurant corporate offices (5.9 miles) — HQ
- Symantec — cybersecurity software (19.2 miles)
- Airgas Specialty Products — industrial gases (22.6 miles)
This 35-unit, 1975-vintage asset offers a classic value-add profile within an Orlando inner-suburb location. Neighborhood occupancy has improved in recent years, and the 3-mile area maintains a sizable renter pool with rent growth over the last cycle, according to CRE market data from WDSuite. While the immediate neighborhood ranks near the bottom of metro peers, proximity to established employers and moderate rent-to-income dynamics create a path to stabilize operations through focused renovations and attentive management.
Vintage implies near-term capital needs, but also room to reposition interiors and common areas to capture tenant demand from a workforce-heavy renter base. Forward-looking demographics within 3 miles point to rising populations and households, which can expand the tenant base and support occupancy and retention if pricing aligns with area incomes. Investors should balance these strengths against safety considerations and a competitive ownership landscape when underwriting.
- Value-add upside: 1975 vintage with scope for systems, interior, and curb-appeal upgrades
- Demand drivers: large 3-mile renter base and improving neighborhood occupancy trends
- Employer proximity supports leasing and retention for workforce-oriented units
- Pricing power potential tempered by moderate affordability pressure (rent-to-income near one-quarter)
- Risks: below-average neighborhood rating and elevated crime relative to national norms warrant conservative underwriting and active management