| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 84th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4726 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 |
4726 New Broad St Orlando Multifamily Investment
High-income urban core location with elevated home values and steady renter demand supports durable leasing, according to CRE market data from WDSuite.
Located in Orlando s Urban Core, the property sits in a neighborhood rated A+ and ranked 3 out of 465 metro neighborhoods, signaling strong overall fundamentals for long-term multifamily performance. Amenity access is competitive among Orlando neighborhoods, with abundant parks and recreation (parks density in the top national tier) alongside a deep restaurant base; pharmacy and childcare access are also strong. Average school ratings trend above national medians, supporting family-oriented renter appeal.
Renter concentration at the neighborhood level is in the top quartile among 465 Orlando neighborhoods, indicating a deep tenant base and demand stability for smaller assets. Neighborhood occupancy trends are near the metro median, suggesting balanced leasing conditions without relying on outsized concessions. Elevated home values relative to the metro reinforce reliance on multifamily housing, a backdrop that can support pricing power while keeping an eye on retention as rent levels move with incomes.
Within a 3-mile radius, population and households have expanded over the past five years and are projected to continue growing, pointing to a larger tenant base ahead. Household incomes in the area have risen meaningfully, while median contract rents have trended upward as well; together these dynamics generally support lease-up velocity and renewal capture when managed carefully. This location s profile compares favorably to national benchmarks for amenities and incomes, aligning with investor expectations for stable Class B/C urban infill assets when guided by multifamily property research from WDSuite s dataset.
Vintage context: the neighborhood s average construction year is 2006, while the subject s 2004 delivery is slightly older. Investors should plan for selective capital improvements to remain competitive against newer stock, with potential value-add upside through unit finishes and common-area updates.
Neighborhood safety indicators trend around the national middle, with recent improvement signals. One-year changes show a notable decline in violent offense rates, placing the neighborhood s improvement in a high national percentile for year-over-year trend strength. At the metro level (465 neighborhoods), conditions are competitive among Orlando neighborhoods, supporting day-to-day livability without overreliance on security-driven leasing strategies.
As always, investors should evaluate property-level measures, lighting, and access control alongside neighborhood trends to align capital plans with resident expectations and retention goals.
Proximity to established corporate offices supports commuter convenience and a diversified white-collar renter base. Nearby employers include Prudential, Ryder, Darden Restaurants, and Symantec, which can underpin leasing stability and renewals.
- Prudential 4 corporate offices (8.8 miles)
- Ryder 4 corporate offices (8.8 miles)
- Darden Restaurants 4 restaurant group corporate offices (11.7 miles) 4 HQ
- Symantec 4 software/security offices (14.7 miles)
4726 New Broad St is a 27-unit, 2004-vintage asset positioned in an A+ Orlando Urban Core neighborhood with high incomes and elevated ownership costs that reinforce multifamily demand. Neighborhood occupancy is near the metro median, while renter concentration ranks in the top quartile among 465 Orlando neighborhoods, indicating depth of the tenant pool and support for steady renewals. According to CRE market data from WDSuite, the area s amenity access, restaurant density, and park access are nationally competitive, which typically aids leasing velocity.
The 2004 delivery is slightly older than the neighborhood s 2006 average, creating a clear value-add path through targeted interior and common-area updates to defend rent premiums against newer stock. Within a 3-mile radius, rising incomes and projected growth in households suggest an expanding renter pool, supporting occupancy stability and measured rent growth when paired with disciplined lease management.
- A+ neighborhood (ranked 3 of 465) with strong amenity access and incomes supports durable renter demand
- Renter-occupied share in the top quartile among Orlando neighborhoods indicates depth of tenant base
- 2004 vintage offers actionable value-add via unit finishes and commons to compete with newer deliveries
- 3-mile demographics show growth and rising incomes, supporting occupancy stability and pricing power
- Risks: occupancy trends are near the metro median; investors should underwrite CapEx and rent-to-income to manage retention