| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 17th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4101 Singing Creek Ln, Orlando, FL, 32809, US |
| Region / Metro | Orlando |
| Year of Construction | 1987 |
| Units | 59 |
| Transaction Date | 2005-01-01 |
| Transaction Price | $2,550,000 |
| Buyer | Tiffany Enterprises, Inc |
| Seller | Van Ness Apartments, LLC |
4101 Singing Creek Ln Orlando Multifamily Investment
Inner-suburb location with strong daily-needs access and neighborhood occupancy above the metro median, according to WDSuite’s CRE market data. The submarket’s renter base supports leasing durability while pricing power should be managed thoughtfully.
This Inner Suburb pocket of Orlando offers investors convenient proximity to daily needs and employment. Amenities are a relative strength: the area ranks 28 out of 465 metro neighborhoods for overall amenity access, placing it in the top decile locally. Grocery, restaurant, cafe, and pharmacy density track above national averages, which tends to support renter retention and day-to-day livability.
Neighborhood occupancy trends are solid, sitting above the metro median with incremental gains over the past five years (based on CRE market data from WDSuite). Median contract rents are mid-market for Orlando, aligning with workforce demand rather than luxury positioning. Average school ratings in the immediate area are weaker nationally, so family-focused leasing may be more sensitive to education quality; investors should calibrate marketing and amenities accordingly.
Tenure indicators suggest a meaningful renter base: within the neighborhood, the share of housing units that are renter-occupied is elevated relative to peers, and within a 3-mile radius, renters account for a substantial majority of occupied housing. This depth of renter-occupied units supports a sizable tenant pool and can aid occupancy stability, particularly for efficiently sized units.
Ownership costs in this area are comparatively accessible versus high-cost coastal markets. That context can introduce some competition from entry-level ownership, implying that rent growth should be balanced against retention objectives. Still, the combination of amenity access, above-median neighborhood occupancy, and a large nearby renter pool positions the asset competitively among Orlando options.
Safety metrics are mixed and warrant monitoring. The neighborhood’s crime rank sits below the metro median (304 out of 465), indicating higher incident levels than many Orlando neighborhoods. Nationally, the area falls below typical safety percentiles; however, recent data show a year-over-year decline in property offenses, suggesting some improvement momentum. Investors should incorporate prudent security measures and leasing protocols consistent with inner-suburb assets in larger metros.
Nearby employers provide a diversified white-collar and services employment base that supports renter demand and commute convenience for workforce housing. The list below highlights major names within a practical drive of the property: Prudential, Ryder, Darden Restaurants, Airgas Specialty Products, and Symantec.
- Prudential — financial services (1.17 miles)
- Ryder — logistics & transportation (1.40 miles)
- Darden Restaurants — restaurant group (3.70 miles) — HQ
- Airgas Specialty Products — industrial gases (20.03 miles)
- Symantec — cybersecurity (21.47 miles)
Built in 1987, the 59-unit asset offers a vintage that is newer than much of the surrounding housing stock, which can reduce near-term capital exposure while leaving room for targeted modernization to lift rents. Average unit size of 596 sq. ft. aligns with efficiency-oriented layouts that appeal to cost-conscious renters. According to CRE market data from WDSuite, neighborhood occupancy runs above the metro median and amenity access is top decile locally, both supportive of leasing stability.
Investor considerations include a large 3-mile renter pool, mid-market rent positioning, and accessible ownership costs that may cap aggressive rent pushes. Safety metrics trail metro and national benchmarks but show recent improvement in property offenses, underscoring the value of pragmatic on-site security and tenant screening. Overall, the location’s amenity density and renter concentration provide a durable demand backdrop with value-add potential through selective updates.
- Above-median neighborhood occupancy supports leasing stability
- Top-decile amenity access among 465 Orlando neighborhoods aids retention
- 1987 vintage offers potential for targeted value-add and modernization
- Large 3-mile renter-occupied concentration underpins tenant demand
- Risks: below-average safety metrics and competition from accessible ownership require disciplined pricing and operations