| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 40th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5305 San Antonio Ave, Orlando, FL, 32839, US |
| Region / Metro | Orlando |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2022-06-22 |
| Transaction Price | $6,750,000 |
| Buyer | TANDEM ORLANDO I LLC |
| Seller | OCEAN EQUITIES LLC |
5305 San Antonio Ave Orlando Multifamily Investment
Investor positioning centers on a renter-heavy neighborhood and a 1984 vintage that competes against older stock, according to WDSuite’s CRE market data. Neighborhood occupancy metrics refer to the area, not the property, and suggest focus on leasing execution alongside demand drawn by everyday retail access.
Located in Orlando’s inner-suburb fabric, the property benefits from everyday convenience: neighborhood amenity access ranks 140 out of 465 metro neighborhoods, which is competitive among Orlando neighborhoods. Cafes and childcare density sit in the top quartile nationally, and grocery options trend even stronger, supporting day-to-day livability for residents and underpinning leasing appeal.
Construction year for the asset is 1984, newer than the neighborhood average of 1977. For investors, this positioning typically offers an edge versus older comparables while still warranting targeted capital planning for aging systems and selective modernization to maintain competitiveness.
Renter-occupied housing accounts for a high share of neighborhood units (rank 44 of 465; top quartile nationally), indicating a deep tenant base for multifamily. However, neighborhood occupancy is weaker (rank 445 of 465; low nationally), so underwriting should emphasize marketing, unit readiness, and lease management to capture demand rather than assuming fast, frictionless lease-up.
Within a 3-mile radius, recent data show modest contraction in population and households but a forward outlook pointing to population growth, a substantial increase in households, and smaller average household sizes. This mix typically expands the renter pool and supports occupancy stability for well-managed assets. Median incomes in the radius have risen meaningfully over the last five years, and projected income growth should help absorb rent increases over time, based on CRE market data from WDSuite.
Ownership remains a high-cost proposition relative to local incomes (value-to-income ratio above the national median; top quartile nationally), which sustains reliance on rental housing and can support pricing power for quality units. At the same time, neighborhood rent-to-income ratios are elevated, so affordability pressure is a consideration for retention and renewal strategies. Amenity strengths are partially offset by limited nearby parks and pharmacies, which may modestly affect lifestyle appeal but do not diminish the core access to food, childcare, and dining.
Safety indicators trend below national medians (national percentile in the low 40s), and the neighborhood’s crime rank sits in the lower half of Orlando submarkets (188 of 465). That said, recent trendlines point in a constructive direction, with both property and violent offense estimates declining year over year, signaling improving conditions rather than deterioration.
For investors, the takeaway is risk-aware operations rather than avoidance: emphasize lighting, access control, and resident engagement to align with the improving trajectory while recognizing the area remains less safe than many Orlando neighborhoods.
The area draws from a diverse employment base that supports workforce housing demand and commute convenience, including Ryder, Prudential, Darden Restaurants, Symantec, and Airgas.
- Ryder — logistics (2.1 miles)
- Prudential — insurance (2.2 miles)
- Darden Restaurants — restaurant corporate offices (5.1 miles) — HQ
- Symantec — cybersecurity (20.0 miles)
- Airgas Specialty Products — industrial gases (21.9 miles)
5305 San Antonio Ave presents a 20-unit, 1984-vintage asset positioned newer than the neighborhood average, offering relative competitiveness versus older stock with clear, manageable CapEx planning for systems and interiors. The surrounding area shows strong everyday retail access and a renter-heavy housing mix that supports steady tenant demand. While neighborhood occupancy benchmarks are soft, forward 3-mile projections indicate population growth, a larger household count, and smaller household sizes—factors that typically expand the renter pool and aid stabilization for well-operated multifamily properties, according to CRE market data from WDSuite.
Underwriting should balance strengths in renter demand and location fundamentals with affordability and safety considerations. Elevated rent-to-income ratios suggest careful lease management and renewal pricing, and safety statistics, while improving, remain below national medians—factors best addressed through operations and asset-specific enhancements rather than assumed away in pro formas.
- Newer 1984 vintage versus area average, with value-add via selective modernization
- Renter-heavy neighborhood supports demand depth and leasing velocity
- Everyday retail access (groceries, cafes, childcare) strengthens tenant retention
- 3-mile outlook points to population and household growth, supporting long-term occupancy
- Risks: softer neighborhood occupancy, affordability pressure, and below-median safety—mitigated through operations