| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 35th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4933 Bottlebrush Ln, Orlando, FL, 32808, US |
| Region / Metro | Orlando |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | 2010-08-05 |
| Transaction Price | $10,171,800 |
| Buyer | IMT CAPITAL VILLAGE LAKES II APARTMENTS |
| Seller | IMT LB CENTRAL FLORIDA PORTFOLIO LLC |
4933 Bottlebrush Ln Orlando Multifamily Investment Opportunity
Neighborhood occupancy sits in the metro’s top quartile, supporting leasing stability for well-positioned assets, according to WDSuite’s CRE market data. Renter concentration is high in this Orlando submarket, indicating a deeper tenant base relative to more ownership-heavy areas.
Located in Orlando’s Urban Core, the immediate neighborhood shows solid renter demand dynamics with a renter-occupied share of 65.3% of housing units, suggesting depth in the tenant pool for multifamily owners. Neighborhood occupancy is ranked 103 out of 465 metro neighborhoods (top quartile among 465), a positive signal for stabilization and renewal strategies based on CRE market data from WDSuite. Construction vintage trends also matter here: this property’s 2003 build is newer than the neighborhood’s average 1981 stock, typically offering competitive positioning versus older assets while still warranting selective system upgrades over a long hold.
Livability is more residential than amenity-rich. Local counts for on-block groceries, dining, pharmacies, and parks are limited within the defined neighborhood, so residents likely rely on short drives for daily needs. Average school ratings in the neighborhood sit below the metro median, which owners should consider when targeting family renters and planning unit mix or amenity programming.
Within a 3-mile radius, population and households have grown in recent years, expanding the renter pool and supporting occupancy stability. Forward-looking data indicate smaller average household sizes and continued household growth even as population may soften, which can sustain demand for rental units as more, smaller households form. Median contract rents in the neighborhood are moderate relative to the metro, and home values are in a mid-range band for Orlando, which can support retention for workforce-oriented product while offering room for value-focused improvements.
Affordability warrants attention. The neighborhood’s rent-to-income ratio indicates some affordability pressure for tenants, which underscores the importance of disciplined lease management, measured rent steps, and value-add scopes tied to tangible in-unit upgrades and durability. Compared with national patterns, these dynamics point to steady demand with prudent pricing power rather than outsized growth expectations.
Safety trends should be evaluated in a comparative context. The neighborhood’s overall crime rank places it 110 out of 465 Orlando-Kissimmee-Sanford metro neighborhoods, indicating higher crime exposure than the metro average. National comparisons suggest safety levels that are below the U.S. median on violent and property measures; however, recent year-over-year declines in both categories point to improving momentum. Investors should incorporate standard security measures and resident experience initiatives into underwriting and operations.
Commuter access to a diversified employment base underpins renter demand, with proximity to finance, logistics, technology, and corporate restaurant operations reflected below.
- Prudential — financial services (8.0 miles)
- Ryder — logistics & transportation (9.9 miles)
- Darden Restaurants — corporate restaurant HQ (12.6 miles) — HQ
- Symantec — technology offices (13.0 miles)
- Airgas Specialty Products — industrial gases (28.0 miles)
4933 Bottlebrush Ln offers a 2003-vintage, 24-unit position in an Urban Core neighborhood where renter-occupied housing is prevalent and occupancy ranks in the top quartile among 465 metro neighborhoods. The asset’s newer construction relative to the area’s 1981 average supports competitive positioning versus older stock, with potential to capture durable demand from the local workforce while planning targeted capital for long-lived systems and modest modernization.
Within a 3-mile radius, recent population and household growth expand the tenant base, and forward data indicate more, smaller households even as total population may ease — a setup that can support unit absorption and lease retention. Elevated ownership costs in the area (relative to local incomes) reinforce reliance on rental housing, while median neighborhood rents remain in a range that supports steady occupancy when paired with pragmatic rent steps. According to commercial real estate analysis from WDSuite, these fundamentals favor stable operations with selective value-add upside, balanced by affordability and safety considerations that call for disciplined underwriting and resident-focused management.
- Top-quartile neighborhood occupancy among 465 metro peers supports leasing stability
- 2003 construction is newer than local stock, aiding competitive positioning with measured capex
- 3-mile household growth and smaller household sizes can sustain multifamily demand
- Ownership costs versus incomes bolster renter reliance, aiding retention for workforce units
- Risks: affordability pressure (rent-to-income), below-average neighborhood safety, and limited nearby amenities require conservative rent steps and active management