| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 90th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 656 N Orange Ave, Orlando, FL, 32801, US |
| Region / Metro | Orlando |
| Year of Construction | 2008 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
656 N Orange Ave Orlando 60-Unit Multifamily
Positioned in Orlando s Urban Core, the 2008 vintage provides competitive curb appeal and renter appeal relative to older nearby stock, according to WDSuite s CRE market data. Neighborhood renter concentration and amenity depth support demand, with room for operational focus on occupancy stability.
This Urban Core location scores an A+ neighborhood rating and ranks 2 out of 465 metro neighborhoods overall, indicating strong fundamentals versus the broader Orlando-Kissimmee-Sanford region (based on CRE market data from WDSuite). Amenity access is a clear strength: restaurants rank 2 of 465 (top percentile nationally), with cafes and grocery options also competitive among Orlando neighborhoods. Multiple parks nearby further enhance day-to-day livability. A practical note: the immediate neighborhood shows limited pharmacy presence, so residents may rely on nearby districts for that service.
For investors, demand signals are supported by a high share of renter-occupied housing units in the neighborhood (above metro norms and in the top decile nationally), pointing to a deep tenant base. Neighborhood occupancy currently trails national averages, which suggests leasing execution and marketing will matter for performance; however, the location s amenity density and educated workforce profile (top decile nationally for bachelor s attainment) help underpin absorption potential.
Within a 3-mile radius, population and household counts have grown and are projected to expand further through 2028, implying a larger tenant base and ongoing renter pool expansion. Median household incomes in the neighborhood are above national norms, while the rent-to-income profile indicates manageable affordability pressure relative to many U.S. urban cores a setup that can support rent levels and retention with disciplined lease management.
Home values in the area are elevated versus national benchmarks, and the value-to-income ratio sits in a higher national percentile. In practice, a high-cost ownership market tends to sustain reliance on multifamily housing, supporting pricing power and lease-up velocity where product quality and location access are strong.
Safety indicators for the neighborhood are mixed relative to national benchmarks. Overall crime sits roughly around the metro median among 465 neighborhoods. Nationally, the area ranks below average on safety; however, recent trends show year-over-year reductions in both violent and property offenses, which is constructive for investor underwriting and resident retention planning.
Given the urban core setting, investors typically budget for on-site security practices and lighting/camera coverage to support leasing and renewal strategies. The directionality of improving incident rates can help, but property-level operations remain a key lever.
Proximity to a diversified employment base supports renter demand and commute convenience, including financial services, logistics, a major restaurant group, cybersecurity, and industrial gases offices.
- Prudential financial services (5.9 miles)
- Ryder logistics (6.6 miles)
- Darden Restaurants restaurant group (9.6 miles) HQ
- Symantec cybersecurity (15.5 miles)
- Airgas Specialty Products industrial gases (26.3 miles)
Built in 2008, the property is newer than the neighborhood s average vintage, offering a competitive position versus older stock while allowing targeted capital plans to modernize systems and finishes as needed. The Urban Core location combines amenity density with an above-median renter-occupied housing share, supporting depth of demand. Although the neighborhood s occupancy rate trails national averages, elevated home values and a high value-to-income ratio in the area tend to sustain reliance on rental housing. Within a 3-mile radius, population and households have grown and are projected to rise further, indicating a larger tenant base and support for occupancy stability and rent performance.
According to CRE market data from WDSuite, neighborhood rents benchmark above national medians while rent-to-income levels suggest manageable affordability pressure for many renters in this submarket. Execution focus should remain on leasing velocity and resident retention, leveraging the property s vintage, walkable amenities, and access to major employers.
- 2008 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential.
- Amenity-rich Urban Core and proximity to diversified employers support renter demand and renewals.
- Elevated ownership costs locally reinforce reliance on multifamily housing and pricing power.
- 3-mile radius shows past and projected growth in households, expanding the tenant base.
- Risk: neighborhood occupancy lags national norms, requiring strong lease-up and retention management.