| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4900 Eaglesmere Dr, Orlando, FL, 32819, US |
| Region / Metro | Orlando |
| Year of Construction | 1999 |
| Units | 23 |
| Transaction Date | 2016-01-20 |
| Transaction Price | $1,791,890 |
| Buyer | SPT WAH WESTBROOK LLC |
| Seller | TWC SEVENTY THREE LTD |
4900 Eaglesmere Dr, Orlando — Renter-Driven Multifamily Potential
Neighborhood data points to a deep renter base and strong daily-needs amenities supporting demand, according to WDSuite’s CRE market data. Investors should weigh stable renter concentration against softer neighborhood occupancy when underwriting.
Located in Orlando’s inner suburbs, the neighborhood scores competitively for day-to-day convenience with restaurants and groceries concentrated nearby. Restaurant density ranks 8 out of 465 metro neighborhoods (98th percentile nationally), and grocery access ranks 38 out of 465 (92nd percentile nationally), reinforcing leasing appeal for workforce and service-oriented renters. Cafes are also abundant (ranked 11 of 465; 97th percentile nationally), while park and pharmacy access track above national norms, supporting livability that can aid retention.
Construction across the neighborhood skews late-1990s (average 1997), and the subject asset was built in 1999. The vintage positions the property as relatively competitive versus older stock, though investors should plan for ongoing system upgrades and targeted renovations to maintain positioning and support rent trade‑outs.
The neighborhood’s renter-occupied share is elevated (55.7%; 92nd percentile nationally), indicating a sizeable tenant base and depth for leasing. By contrast, neighborhood occupancy trends sit below the metro median (rank 368 of 465; 25th percentile nationally), suggesting more leasing friction than in tighter Orlando submarkets. Underwriting should assume realistic lease‑up times and focused management to sustain occupancy.
Within a 3‑mile radius, population has grown and is forecast to expand further by the next five years, with households also projected to increase—supporting a larger tenant pool and potential demand for rental units. Median contract rents in the 3‑mile area have risen over the last five years, and the neighborhood’s rent-to-income ratio near one‑third signals some affordability pressure; active lease management and renewal strategies will be important to balance pricing power with retention. Elevated home values and a high value‑to‑income ratio place the area in a high-cost ownership market, which typically reinforces renter reliance on multifamily housing and supports demand durability.
Relative to the Orlando metro, the neighborhood’s overall crime rank sits below the metro median (259 out of 465), and its national standing is weaker than average (lower national percentiles indicate more crime than typical U.S. neighborhoods). Investors should assess property-level controls and operational practices accordingly.
Trends show a meaningful improvement in property offenses over the past year (approximately −24.9% according to WDSuite), which is a constructive signal even as national percentiles remain low. A prudent plan would pair this improving trajectory with standard safety measures and resident engagement to support retention.
Proximity to diversified employers supports commute convenience and leasing depth, with nearby offices anchored by Prudential, Ryder, Darden Restaurants, Airgas Specialty Products, and Symantec.
- Prudential — insurance (1.5 miles)
- Ryder — logistics (3.9 miles)
- Darden Restaurants — restaurant corporate offices (5.6 miles) — HQ
- Airgas Specialty Products — industrial gases (20.4 miles)
- Symantec — cybersecurity (20.7 miles)
This 1999-vintage Orlando asset benefits from a renter-heavy neighborhood, strong amenity access, and proximity to major employers, supporting demand fundamentals. While neighborhood occupancy performance trails the metro median, the combination of a deep renter-occupied base and forecast growth in the 3‑mile population and household counts points to a wider tenant funnel over the medium term. Elevated ownership costs in the area further sustain reliance on rentals, aiding leasing stability and renewal capture.
Balanced underwriting should account for affordability pressure signaled by rent-to-income levels near one‑third and a submarket that has required more active management to maintain occupancy. According to commercial real estate analysis from WDSuite, neighborhood rents and incomes have trended upward, and the late‑1990s vintage suggests targeted capital plans—unit interiors, common areas, and building systems—can reinforce competitive position versus older stock without the scope of full redevelopment.
- Renter-heavy neighborhood supports leasing depth and demand durability.
- Amenity-rich location (restaurants, groceries, services) aids retention and rent trade‑outs.
- 1999 vintage with value-add potential through targeted renovations and system upgrades.
- Proximity to diversified employers underpins workforce demand and commute convenience.
- Risk: neighborhood occupancy sits below metro median; pricing power should be balanced with retention and active lease management.