| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 84th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4725 New Broad St, Orlando, FL, 32814, US |
| Region / Metro | Orlando |
| Year of Construction | 2004 |
| Units | 27 |
| Transaction Date | 2007-07-31 |
| Transaction Price | $40,774,000 |
| Buyer | PBP APARTMENTS LLC |
| Seller | PRE PROPERTY E LLC |
4725 New Broad St Orlando 27-Unit Multifamily
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy at the neighborhood level, according to WDSuite’s CRE market data. Positioning focuses on stable cash flow potential rather than lease-up risk.
Located in Orlando’s Urban Core, the property sits in a neighborhood that ranks 3rd among 465 metro neighborhoods (A+ rating), signaling strong fundamentals for multifamily. Amenity access is competitive among Orlando-Kissimmee-Sanford neighborhoods (rank 38 of 465) with strong national standing for parks and dining, which can aid retention and leasing.
Neighborhood amenities score well compared to national peers: parks density is in the top quartile nationally, restaurants are also in a top-tier percentile, and grocery and pharmacy access track above national medians. Childcare access is notably strong, supporting family-oriented renter demand. Average school ratings are mid-to-upper range for the area, helping with longer-term tenant stability among households prioritizing education.
The asset’s 2004 construction is slightly older than the neighborhood’s 2006 average. That vintage suggests planning for periodic system upgrades or selective renovations, while remaining competitive versus older sub-2000 stock in the wider metro.
Tenure dynamics are favorable for multifamily: about 55.8% of housing units in the neighborhood are renter-occupied, indicating a deep tenant base and steady leasing velocity. Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, implying a larger tenant pool and support for occupancy stability. Elevated home values at the neighborhood level, together with high household incomes, point to a high-cost ownership market that often sustains reliance on rental housing, supporting pricing power while requiring thoughtful lease management to monitor affordability pressure.
Safety indicators are mixed but improving. The neighborhood’s overall crime rank sits at 99 out of 465 metro neighborhoods, indicating comparatively higher reported crime within the metro context, yet national positioning trends closer to the middle with a slight tilt toward safer conditions. Recent data show a pronounced decline in violent incidents year over year, placing the area in a strong national improvement percentile, which investors can view as a constructive trajectory.
Property-related offenses trend nearer national midranges, so prudent on-site security standards and lighting, plus resident engagement, may help preserve tenant retention and limit non-recoverable losses. Investors should evaluate micro-location and property operations as part of standard diligence rather than relying on block-level inferences.
Proximity to established employers supports a diversified renter base and commute convenience, notably across insurance, logistics, restaurant corporate, cybersecurity, and industrial gases. The following nearby employers can underpin leasing stability at workforce and professional rent tiers.
- Prudential — insurance (8.8 miles)
- Ryder — logistics (8.8 miles)
- Darden Restaurants — restaurant group (11.7 miles) — HQ
- Symantec — cybersecurity (14.6 miles)
- Airgas Specialty Products — industrial gases (28.7 miles)
This 27-unit asset offers exposure to an A+-rated Orlando neighborhood with strong amenity access, a deep renter base, and household incomes that help sustain rental demand. Neighborhood occupancy runs around the national middle while the renter-occupied share is high, suggesting dependable leasing depth rather than outsized vacancy risk. According to CRE market data from WDSuite, safety trends show meaningful year-over-year improvement in violent incidents, which supports a constructive long-term view alongside robust local services and recreation access.
Built in 2004, the property should remain competitive versus older metro stock, with potential value-add through selective modernization and common-area updates. Within a 3-mile radius, continued population and household growth point to renter pool expansion, while elevated ownership costs at the neighborhood level typically reinforce reliance on multifamily housing and can support pricing power with prudent lease management.
- A+-rated neighborhood among 465 metro peers with strong amenities that aid retention
- High renter-occupied share supports depth of demand and occupancy stability
- 2004 vintage allows targeted renovations for rent and NOI optimization
- 3-mile demographic growth indicates a larger tenant base over time
- Risks: metro-relative crime rank warrants operational vigilance; capex planning for systems/finishes