| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 32nd | Poor |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4501 Oak Haven Dr, Orlando, FL, 32839, US |
| Region / Metro | Orlando |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | 2023-04-20 |
| Transaction Price | $50,450,000 |
| Buyer | RIDGE CLUB OWNER LP |
| Seller | DALCOR RIDGE CLUB LTD |
4501 Oak Haven Dr Orlando Multifamily Investment
High renter concentration and a high-cost ownership landscape support depth of demand in this Orlando urban-core neighborhood, according to WDSuite s CRE market data. Neighborhood occupancy varies, but proximity to daily needs and major employers underpins leasing resilience.
Located in Orlando s Urban Core, the neighborhood posts a B rating and stands 195 out of 465 metro neighborhoods, indicating competitive positioning among Orlando-Kissimmee-Sanford submarkets. Neighborhood occupancy is 85.5% (neighborhood figure, not property-level), suggesting leasing stability can be management-driven rather than purely market-driven.
Renter-occupied share is elevated at the neighborhood level (78.6% of housing units), pointing to a large tenant base for multifamily operators. Median neighborhood contract rents trend above the national midpoint, while the rent-to-income ratio indicates some affordability pressure a consideration for renewal strategies and pricing discipline.
Livability signals are mixed. Grocery and pharmacy access rank 76 and 39 out of 465 metro neighborhoods respectively, placing the area in a competitive tier locally and in high national percentiles, which supports day-to-day convenience. Parks and cafes are limited (both at the bottom of metro rankings), which may temper lifestyle appeal for some renters. Average school ratings are below national medians, a factor for family-oriented units.
Ownership costs sit near-to-above national medians (home values around the national midpoint and a higher value-to-income ratio), which tends to sustain reliance on rental housing and can support pricing power. The asset s 1995 vintage is older than the neighborhood s average construction year (2004), which signals potential value-add through renovations or targeted capital planning to stay competitive against newer stock.
Within a 3-mile radius, recent years show modest population and household contraction, but forward-looking projections in WDSuite point to population growth and a sizable increase in households alongside smaller average household sizes. For investors, that implies renter pool expansion and broader demand for smaller-format units, supporting occupancy over the medium term.
Safety indicators are mixed relative to peers. The neighborhood s composite crime rank is 129 out of 465 Orlando-Kissimmee-Sanford neighborhoods, indicating higher reported crime than the metro median, and its national safety percentile sits near the midpoint. However, recent trends are favorable: estimated violent offenses declined year over year and property offenses show a pronounced decrease, according to CRE market data from WDSuite.
For underwriting, this suggests monitoring submarket trends and property-level security measures, while recognizing that the direction of change has been improving. Comparisons should be made to nearby competitive sets rather than block-level assumptions.
The immediate area draws from a diverse employment base that supports renter demand and commute convenience, including Prudential, Ryder, Darden Restaurants, Airgas Specialty Products, and Symantec.
- Prudential financial services (0.86 miles)
- Ryder logistics & transportation (1.79 miles)
- Darden Restaurants restaurant headquarters & corporate functions (3.88 miles) 1 1 HQ
- Airgas Specialty Products industrial gases & services (19.96 miles)
- Symantec software & cybersecurity offices (21.43 miles)
This 24-unit, 1995-vintage asset competes in an Orlando Urban Core neighborhood with a large share of renter-occupied housing and above-national-median rent levels. Based on commercial real estate analysis from WDSuite, neighborhood occupancy sits below top-tier submarkets but is supported by a deep tenant pool, daily-needs retail access, and proximity to major employers creating a platform for operational optimization rather than pure market lift.
The vintage is older than the neighborhood average, pointing to value-add or targeted CapEx to enhance unit finishes and systems versus newer competing stock. Forward-looking demographics within a 3-mile radius signal population growth and a notable increase in households with smaller household sizes, expanding the renter base for smaller units and supporting lease-up and retention over time.
- Renter-heavy neighborhood supports a deep tenant base and demand stability
- Daily-needs access and employer proximity underpin occupancy and retention
- 1995 vintage presents value-add and CapEx repositioning potential against newer stock
- 3-mile projections show population and household growth, expanding the renter pool
- Risks: below-median school ratings, mixed safety indicators, and neighborhood occupancy that requires hands-on management