| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 35th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5924 Curry Ford Rd, Orlando, FL, 32822, US |
| Region / Metro | Orlando |
| Year of Construction | 1973 |
| Units | 100 |
| Transaction Date | 2016-04-26 |
| Transaction Price | $6,000,000 |
| Buyer | Carlyle Court LLC |
| Seller | Florida Pendelton, LP |
5924 Curry Ford Rd Orlando Multifamily Value-Add Opportunity
High renter concentration and everyday retail access point to durable tenant demand, while sub-metro occupancy leaves room for operational improvement, according to WDSuite’s CRE market data.
The property sits in Orlando s Urban Core, where neighborhood fundamentals signal steady renter demand alongside room for performance gains. The area s renter-occupied share ranks in the top percentile nationally and above most Orlando neighborhoods (25th of 465), indicating a deep tenant base that can support leasing velocity and absorption. By contrast, neighborhood occupancy trends rank below the metro median (336th of 465), suggesting scope to outperform through focused management, renewals, and targeted unit upgrades.
Daily-needs access is a relative strength. Grocery and pharmacy density are competitive among Orlando neighborhoods (181st and 54th of 465, respectively), with pharmacy access in the top quartile nationally. Dining options are present and compare favorably to many areas across the country, while parks, cafes, and childcare are limited locally a consideration for family-oriented renters and positioning. School ratings average below national norms, which may influence resident mix and retention strategies for properties courting households with children.
Construction in the surrounding neighborhood skews newer than this asset (average 1983 vs. property built 1973). For investors, the older vintage points to potential value-add through system modernization and interior improvements to compete against younger stock. At the same time, neighborhood rent levels test above national medians (72nd percentile) but sit below the Orlando metro median, aligning with a workforce renter profile and supporting pragmatic renovation scopes.
Within a 3-mile radius, population and household counts have grown in recent years, with forecasts calling for additional household growth and smaller average household size by 2028. This combination typically expands the renter pool and supports occupancy stability for well-managed multifamily, based on CRE market data from WDSuite.
Safety indicators are mixed in context. Compared with Orlando s 465 neighborhoods, this area s crime rank sits in the lower half (123rd), signaling elevated crime relative to the metro median. Nationally, it tracks near the middle of the pack (around the 49th percentile). Recent trend data show double-digit year-over-year declines in both property and violent offense estimates, which is constructive but warrants continued monitoring.
For investors, the takeaway is prudent operations: prioritize lighting, access control, and resident engagement, and underwrite security measures appropriate for a neighborhood that is below the metro average but showing improving trajectories.
Nearby corporate offices provide a diversified employment base and convenient commutes that can support leasing and retention, including logistics, insurance, restaurant corporate, cybersecurity, and industrial gas operations listed below.
- Ryder logistics (7.7 miles)
- Prudential insurance (8.6 miles)
- Darden Restaurants restaurant corporate (10.1 miles) HQ
- Symantec cybersecurity (17.9 miles)
- Airgas Specialty Products industrial gases (27.1 miles)
This 100-unit asset, built in 1973, offers a classic value-add profile in an Urban Core location with strong renter concentration and everyday retail access. Neighborhood occupancy trends sit below the Orlando metro median, indicating potential to capture upside through renovations and disciplined leasing. Within a 3-mile radius, recent population and household growth and forecasts for additional household gains with smaller average household size point to a larger tenant base that can support stabilized operations over time.
Balanced underwriting is key. Elevated rent-to-income dynamics in the immediate neighborhood suggest pricing power should be paired with retention strategies, while lower-than-average school ratings and limited park access could influence positioning. According to CRE market data from WDSuite, the area s renter-occupied share is among the highest nationally, which supports demand depth even as competition from homeownership options may be more present given local value-to-income readings.
- High renter concentration supports a deep tenant base and leasing stability.
- 1973 vintage creates value-add potential via systems, interiors, and curb appeal upgrades.
- Sub-metro occupancy offers operational upside through renewals, unit turns, and marketing focus.
- 3-mile growth and expected household gains point to a larger renter pool over the medium term.
- Risks: income-based affordability pressure, below-median safety vs. metro, and limited parks/school ratings affect positioning.