| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 22nd | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5462 Clarcona Key Blvd, Orlando, FL, 32810, US |
| Region / Metro | Orlando |
| Year of Construction | 2006 |
| Units | 22 |
| Transaction Date | 2005-01-25 |
| Transaction Price | $2,566,800 |
| Buyer | CLARCONA GROVES OWNER LLC |
| Seller | MANGO GROVE LLC |
5462 Clarcona Key Blvd Orlando Multifamily Investment
Built in 2006, this 22‑unit asset competes well against an older 1980s neighborhood stock and benefits from a renter base supported by a high-cost ownership market, according to WDSuite’s CRE market data. Neighborhood occupancy trends are mixed, so demand durability will hinge on lease management and steady workforce inflows.
The property sits in an Inner Suburb pocket of Orlando where daily needs are serviceable and improving. Cafes register in the top quartile nationally and are competitive among 465 Orlando-Kissimmee-Sanford neighborhoods, while pharmacies also score near the top quartile. Grocery and restaurant density is above national averages, though park and childcare access are limited, which may modestly affect family-oriented leasing strategies.
Rents in the neighborhood benchmark above national medians, with five‑year increases outpacing many peer areas. Against this backdrop, elevated home values relative to incomes (high national percentile for value-to-income ratio) indicate a high-cost ownership market, which typically sustains renter reliance on multifamily housing and can support pricing power when operations are well managed.
Within a 3‑mile radius, demographics show population growth over the last five years alongside an increase in households and a slight rise in average household size. Forward-looking data point to a smaller average household size and a continued increase in households by 2028, which implies a broader tenant base and supports occupancy stability even if population growth moderates.
Tenure patterns within 3 miles indicate a substantial share of housing units are renter‑occupied, providing depth to the leasing pool. Given the neighborhood’s construction mix skews older than this 2006 asset, investors can position the property as relatively competitive, while planning for mid‑life system updates to sustain rent positioning.
Safety metrics are mixed. The neighborhood’s crime ranking sits below the metro median (ranked 180 among 465 Orlando-Kissimmee-Sanford neighborhoods), and its national standing is below average for safety. However, recent trends show meaningful improvement in property offenses over the last year and modest declines in violent offenses, indicating directionally improving conditions relative to prior periods.
For underwriting, consider conservative assumptions on security and loss factors today, with potential upside if the downward trend in incidents persists. Comparisons should be made to peer Inner Suburb locations across the metro to calibrate expectations.
Nearby corporate offices contribute to a stable employment base and practical commute sheds for renters, notably in financial services, logistics, software, and hospitality. The list below reflects prominent names within typical commuting distance for workforce housing.
- Prudential — financial services (8.9 miles)
- Ryder — logistics & transportation (11.0 miles)
- Symantec — software & cybersecurity (12.6 miles)
- Darden Restaurants — restaurant group offices (13.6 miles) — HQ
This 22‑unit property’s 2006 vintage is newer than the area’s typical 1980s stock, offering relative competitiveness with scope for targeted modernization to push rents. Household growth within 3 miles and a high-cost ownership landscape create a supportive demand backdrop for multifamily, while neighborhood occupancy trends call for attentive leasing and renewal strategy. Based on commercial real estate analysis from WDSuite, rent levels are positioned above national medians, with ownership costs reinforcing renter reliance on professionally managed communities.
Key considerations include trending improvements in reported offenses and limited park/childcare amenity depth. Investors can underwrite operational resilience from proximity to diversified employers and a sizeable renter-occupied base, with prudent allowances for security, marketing, and turnover as the submarket continues to normalize.
- 2006 vintage versus older neighborhood stock supports competitive positioning with selective value‑add
- Within 3 miles, increasing households and smaller projected household sizes expand the renter pool
- Elevated ownership costs in the area bolster sustained rental demand and pricing power
- Proximity to diversified employers supports tenant retention and leasing stability
- Risks: safety metrics below national averages and uneven amenity depth; underwrite for security and marketing to manage turnover