| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 21st | Poor |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7010 Balboa Dr, Orlando, FL, 32818, US |
| Region / Metro | Orlando |
| Year of Construction | 1991 |
| Units | 42 |
| Transaction Date | 2009-06-19 |
| Transaction Price | $716,300 |
| Buyer | LAUREL HILLS LLC |
| Seller | LAUREL HILLS VILLAS II LTD |
7010 Balboa Dr Orlando Multifamily Investment
Renter demand is reinforced by a high renter-occupied housing share in the surrounding neighborhood and occupancy that is competitive within the Orlando metro, according to WDSuite’s CRE market data. This positioning supports stable leasing for a 1990s vintage asset with pragmatic value-add potential.
The property sits in an Urban Core pocket of Orlando rated B, with neighborhood occupancy above the national median and competitive among Orlando-Kissimmee-Sanford neighborhoods (ranked 176 out of 465). A notably high share of housing units are renter-occupied (ranked 6 out of 465; top tier nationally), signaling a deep tenant base that can support leasing velocity and renewal rates for multifamily.
Daily needs and convenience amenities are a relative strength: restaurants and cafés score in the 90th-plus national percentiles, and pharmacies and childcare are also above national norms, while grocery access is moderately strong. Park access is limited locally, which may reduce outdoor recreation options but is often offset in this submarket by private or nearby community amenities.
Home values in the area are elevated relative to local incomes (value-to-income near the upper national tiers), which tends to reinforce reliance on rental housing and supports pricing power for well-positioned assets. At the same time, rent-to-income metrics indicate some affordability pressure, suggesting that disciplined lease management and amenity-driven differentiation matter for retention. These dynamics are consistent with patterns seen in multifamily property research across similar Sun Belt neighborhoods.
Within a 3-mile radius, recent years show population growth and a modest increase in households, expanding the renter pool. Forward-looking data indicate households are expected to continue rising even as population levels flatten, implying smaller average household sizes and a broader base of prospective renters. Average school ratings in the neighborhood are weaker versus national peers, which may modestly narrow family-oriented demand but typically has limited impact on smaller unit mixes geared toward workforce renters.
Safety trends are mixed. Neighborhood crime levels sit below national safety percentiles, and the area ranks on the higher-crime side within the Orlando metro (crime rank 199 out of 465, where lower ranks indicate more crime). However, recent data show property offenses declining year over year at a faster pace than many U.S. neighborhoods, an improvement investors often monitor for potential stabilization. As always, underwriting should consider property-level measures, lighting and access controls, and tenant mix, rather than relying solely on neighborhood aggregates.
The location is supported by a diversified employment base within commuting distance, which can bolster leasing stability for workforce-oriented units. Nearby employers include Prudential, Ryder, and Darden Restaurants, with additional corporate offices such as Symantec and Airgas Specialty Products in the broader radius.
- Prudential — insurance & financial services (5.5 miles)
- Ryder — logistics & transportation (8.0 miles)
- Darden Restaurants — restaurant group HQ & corporate (10.2 miles) — HQ
- Symantec — cybersecurity offices (16.9 miles)
- Airgas Specialty Products — industrial gases (24.3 miles)
Built in 1991, the asset is slightly newer than the neighborhood’s average vintage, offering a competitive position versus older local stock while still presenting typical 1990s systems and interiors that may benefit from targeted modernization. Based on CRE market data from WDSuite, the surrounding neighborhood combines a high renter concentration with occupancy that is competitive in the metro, supported by strong everyday amenities and a high-cost ownership landscape that tends to sustain rental demand.
Within a 3-mile radius, recent population gains and an increase in household counts point to a larger tenant base. Projections indicate household growth may continue even if population levels flatten, implying smaller household sizes and steady renter pool expansion. Balance these strengths against affordability pressure (rent-to-income) and locally weaker school ratings, which suggest the best performance may come from efficient unit mixes, value-oriented amenities, and careful lease management.
- High renter-occupied share and metro-competitive occupancy support leasing stability
- 1991 vintage is slightly newer than local average, with value-add potential via selective upgrades
- Dense amenity base (food, café, services) and diversified employment access underpin demand
- Ownership costs elevated relative to incomes, reinforcing renter reliance and pricing power
- Risks: affordability pressure, weaker school ratings, and neighborhood safety that warrants proactive property-level strategies