| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 40th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4405 S Texas Ave, Orlando, FL, 32839, US |
| Region / Metro | Orlando |
| Year of Construction | 1988 |
| Units | 23 |
| Transaction Date | 2010-12-22 |
| Transaction Price | $800,000 |
| Buyer | AGPM BEACH CLUB LLC |
| Seller | AGPM ACQUISITIONS LLC |
4405 S Texas Ave Orlando Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and strong everyday amenities, according to WDSuite’s CRE market data. Neighborhood occupancy trends reflect softness at the area level rather than the property, suggesting leasing strategies should emphasize value and convenience.
Positioned in Orlando’s inner suburb fabric, the property benefits from daily-needs accessibility. Neighborhood amenities test above national averages for grocery access and cafes, while childcare density is also strong. In contrast, parks and pharmacies are limited locally, so on-site features and private open space can matter more for retention.
Renter-occupied housing accounts for a meaningful share of neighborhood units (ranked near the top of 465 metro neighborhoods), which signals a deep tenant base for smaller assets. However, neighborhood occupancy is below the metro median, so operators should plan for active leasing and renewal management to sustain performance in this submarket. These metrics describe the neighborhood and not the property’s current occupancy.
Within a 3-mile radius, demographics point to a broad working-age profile and a large renter pool today. While the recent period showed modest population contraction, forecasts call for population and household growth over the next five years, with smaller average household sizes. That combination expands the household count and supports multifamily demand, aiding leasing velocity and backfilling risk over a typical hold.
Home values in the neighborhood are lower than many Orlando peers, while value-to-income is relatively elevated compared with national norms. For investors, that mix often sustains reliance on rental housing and can support pricing power at workforce-oriented properties when positioned correctly. Rent-to-income levels indicate some affordability pressure, so lease management and measured renewal strategies are important to balance occupancy and revenue.
The asset’s 1988 vintage is newer than the neighborhood’s average construction year, which can provide a competitive edge versus older stock. Select modernization of systems and finishes may still be warranted to optimize positioning against newer deliveries in the broader Orlando-Kissimmee-Sanford metro.
Neighborhood safety indicators sit around the middle of the Orlando-Kissimmee-Sanford metro (rank relative to 465 neighborhoods), and below national averages overall. Property offenses are in a lower national safety percentile, but recent year-over-year trends show improvement, indicating conditions have been moving in a favorable direction. Violent offense measures are also below national averages but have eased modestly year over year.
These are neighborhood-level patterns, not property-specific conditions. For underwriting, investors often focus on recent trend direction, visibility from arterial corridors, lighting and access control, and proximity to activity centers—all factors that can support resident comfort and retention alongside local policing and community programs.
The immediate area draws from nearby corporate offices that underpin workforce housing demand and convenient commutes, including Prudential, Ryder, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Prudential — financial services (2.2 miles)
- Ryder — logistics (2.7 miles)
- Darden Restaurants — restaurant group HQ offices (5.6 miles) — HQ
- Symantec — software & cybersecurity (19.4 miles)
- Airgas Specialty Products — industrial gases (22.3 miles)
This 23-unit, 1988-vintage asset aligns with workforce renter demand in an inner-suburban Orlando location. The neighborhood shows strong renter concentration and everyday amenities, which helps with leasing depth, while metro-level occupancy comparisons suggest hands-on operations are important. Based on commercial real estate analysis and CRE market data from WDSuite, the area’s recent softness has been offset by forecast growth in population and households within a 3-mile radius—expanding the prospective tenant base and supporting occupancy stability over time.
Being newer than the neighborhood’s average construction year provides a relative edge versus older competitors, with targeted modernization offering value-add upside. Ownership costs in the area skew high relative to incomes compared with national norms, which can reinforce reliance on rental housing; at the same time, rent-to-income levels call for disciplined renewal strategies to protect retention.
- Renter-heavy neighborhood supports a deep tenant base for smaller assets.
- 1988 vintage is newer than local average, with light modernization potential.
- Forecast population and household growth within 3 miles expands leasing prospects.
- Everyday amenities and major employers nearby aid retention and convenience.
- Risk: neighborhood occupancy sits below metro norms—active leasing and renewal management are key.