| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 70th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8397 Narcoossee Rd, Orlando, FL, 32827, US |
| Region / Metro | Orlando |
| Year of Construction | 2007 |
| Units | 29 |
| Transaction Date | 2018-11-29 |
| Transaction Price | $55,509,501 |
| Buyer | TREA SH RESERVE AT BEACHLINE LLC |
| Seller | SIMPSON BEACHLINE LP |
8397 Narcoossee Rd, Orlando FL Multifamily Opportunity
Located in Orlando’s inner suburbs, the property benefits from a growing renter base and strong neighborhood incomes, according to WDSuite’s CRE market data. Investor focus centers on demand depth from nearby employers and family-friendly amenities that support stable leasing.
This inner-suburb location combines commuter convenience with everyday amenities that matter to renters. Restaurant and grocery access track above national norms, and childcare, parks, and pharmacies are also stronger than average—signals of a family-supportive area that can aid retention and leasing velocity. Cafés are sparser, but overall amenity access is competitive among Orlando-Kissimmee-Sanford neighborhoods.
Neighborhood rents price in the upper range nationally (top decile), while the rent-to-income profile indicates manageable affordability pressure relative to household earnings. Median household income sits well above national norms, which supports collections and reduces volatility when managed with sound lease strategies and renewals grounded in multifamily property research.
Demographic statistics aggregated within a 3-mile radius show meaningful population and household growth historically, with forecasts pointing to continued renter pool expansion and a smaller average household size. That mix typically widens the tenant base for mid-size properties while diversifying unit-type demand.
On housing tenure, the neighborhood’s share of renter-occupied units sits near one-third, indicating a moderate renter concentration. For investors, this suggests a solid but not saturated tenant pool, with household and renter share growth in the surrounding 3-mile trade area reinforcing absorption potential over the medium term. School quality trends well above national benchmarks, which can support family renter demand and longer average stays.
Safety indicators for the neighborhood are mixed and trend below the metro median among 465 Orlando-Kissimmee-Sanford neighborhoods. Nationally, the area sits below the middle of the pack on both violent and property offense measures. Recent year data indicate upticks, so underwriting should incorporate conservative assumptions for security measures and operating protocols, and monitor trend direction rather than single-year readings.
Proximity to corporate employers supports a commuter-friendly renter base and helps stabilize leasing, particularly for professional and operations roles tied to logistics, restaurants, insurance, software, and industrial products. The list below highlights nearby employment anchors relevant to workforce housing demand.
- Ryder — logistics & transportation offices (9.0 miles)
- Darden Restaurants — restaurant corporate offices (10.0 miles) — HQ
- Prudential — insurance offices (11.2 miles)
- Symantec — cybersecurity/software offices (23.5 miles)
- Airgas Specialty Products — industrial gases & chemicals (25.3 miles)
Built in 2007, the asset competes well against older regional stock while leaving room for targeted modernization to enhance positioning. Household incomes in the neighborhood are strong, and neighborhood rents benchmark high nationally; together with a moderate rent-to-income profile, this supports collections and measured pricing power. According to CRE market data from WDSuite, the local amenity set is competitive for families and professionals, and nearby corporate employment provides a steady commuter base.
Counterbalancing strengths, neighborhood occupancy is weaker than many Orlando submarkets and safety metrics trend below metro medians, so business plans should assume disciplined marketing, active renewals, and appropriate security/OpEx. Demographic trends within a 3-mile radius point to continued population and household growth and a rising renter share, which can offset softer submarket occupancy with a larger tenant funnel over time.
- 2007 vintage with potential for selective renovations to drive competitiveness
- Strong household incomes and high relative rents support collections and measured pricing
- Family-aligned amenities and reputable schools aid retention and leasing stability
- Employment access to Ryder, Darden, and other corporates underpins commuter demand
- Risks: below-metro safety readings and softer neighborhood occupancy require conservative underwriting