| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 38th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5500 Arnold Palmer Dr, Orlando, FL, 32811, US |
| Region / Metro | Orlando |
| Year of Construction | 1999 |
| Units | 24 |
| Transaction Date | 2019-03-25 |
| Transaction Price | $32,740,000 |
| Buyer | LIH WILLOW KEY LP |
| Seller | WILLOW KEY APARTMENTS LP |
5500 Arnold Palmer Dr Orlando Multifamily Investment
High renter concentration and nearby employment help support tenant demand, according to WDSuite’s CRE market data, while neighborhood occupancy has softened in recent years and warrants conservative lease-up assumptions.
Positioned in Orlando’s inner suburb fabric, the property benefits from a renter-leaning neighborhood profile and everyday convenience. Grocery access is a relative strength (around the 90th percentile nationally), with solid dining and cafe density as well (around the 80th percentile), though park, pharmacy, and childcare options are limited within the immediate area. These mixed amenity signals suggest day-to-day convenience for residents but fewer lifestyle features on the doorstep, which informs both marketing positioning and renewal strategies.
The neighborhood’s renter-occupied share is high and sits in the top quartile nationally, indicating a large tenant base and steady leasing funnel for multifamily operators. By contrast, neighborhood occupancy is below national norms and has trended lower over the past five years, pointing to the need for hands-on management and careful concessions planning during turns and lease-ups. Both signals are measured for the neighborhood, not the property.
Within a 3-mile radius, population has inched up in recent years and is projected to grow further through 2028 alongside a notable increase in household counts and a modest decline in average household size. That combination typically expands the renter pool and supports occupancy stability over a multi-year hold, particularly for well-managed assets near employment nodes. Median incomes in the neighborhood rank below national medians, so operators should keep a close eye on rent-to-income thresholds when calibrating renewals.
Home values in the neighborhood sit below the national midpoint, which can introduce some competition from ownership options. For investors, this usually means pricing power must be earned via service quality, unit finishes, and convenience to jobs and retail rather than by scarcity alone. Even so, contract rents at the neighborhood level track above national medians and have risen meaningfully over the last cycle, underscoring underlying renter demand despite affordability pressure.
Safety signals are mixed. Compared with neighborhoods nationwide, overall safety levels sit below the national median (crime national percentile in the mid-30s). However, recent trends point to improvement, with violent offense rates declining year over year and landing in an improving percentile band nationally. Within the Orlando-Kissimmee-Sanford metro, the neighborhood’s crime rank is 243 out of 465 neighborhoods, indicating mid-pack performance locally rather than an outlier.
Investors should underwrite to neighborhood-level context, not block-level assumptions, and consider proven measures—lighting, access control, and resident engagement—that can support retention and stabilize operations over time.
Nearby corporate offices provide a diversified employment base that supports renter demand and commuting convenience, including Prudential, Ryder, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Prudential — corporate offices (2.0 miles)
- Ryder — corporate offices (4.5 miles)
- Darden Restaurants — corporate headquarters and offices (6.7 miles) — HQ
- Symantec — corporate offices (19.4 miles)
- Airgas Specialty Products — corporate offices (21.7 miles)
This 24-unit Orlando asset sits in a renter-heavy neighborhood with strong everyday retail access and proximity to established employers. Based on CRE market data from WDSuite, the surrounding area shows a top-quartile renter concentration nationally, solid amenity density for groceries and dining, and forward projections within a 3-mile radius that point to population growth, more households, and a slightly smaller average household size—conditions that typically broaden the renter base over time.
Counterbalancing strengths, neighborhood occupancy has trended soft and incomes sit below national medians, implying affordability pressure and the need for disciplined lease management. Operators who pair targeted value-add programming with service quality, security measures, and pragmatic pricing can position the asset competitively against both nearby rentals and accessible ownership options.
- Renter-heavy neighborhood (top quartile nationally) supports a deep tenant base
- Strong grocery and dining access enhances day-to-day convenience and leasing appeal
- 3-mile forecasts indicate population and household growth, expanding the renter pool
- Proximity to diversified employers underpins demand and commute convenience
- Risk: softer neighborhood occupancy and affordability pressure require conservative underwriting and active management