| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 36th | Poor |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8413 Valencia Village Ln, Orlando, FL, 32825, US |
| Region / Metro | Orlando |
| Year of Construction | 2000 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | $1,775,000 |
| Buyer | VALENCIA VILLAGE PARTNERS LTD |
| Seller | CHARLES W CALYTON JR TR |
8413 Valencia Village Ln Orlando Multifamily Opportunity
Built in 2000, this 23-unit asset offers relatively newer stock for its submarket and a tenant base supported by high renter concentration in the surrounding neighborhood, according to CRE market data from WDSuite. Neighborhood occupancy sits at 86.3%, suggesting operational upside alongside steady demand drivers.
Orlando’s Inner Suburb setting around 8413 Valencia Village Ln shows renter-driven housing dynamics. The neighborhood’s renter-occupied share ranks 51st out of 465 Orlando metro neighborhoods (high renter concentration and depth of tenant base), while neighborhood occupancy is 86.3%, indicating room for operational improvement through leasing and retention strategies.
Amenity density trails much of the metro (amenity rank 404 of 465), though restaurant availability is comparatively stronger, sitting around the 70th percentile nationally. Grocery, pharmacy, childcare, and café density measures are thinner locally, so residents may rely on broader trade-area conveniences rather than immediate walk-to options. For investors, that typically places a premium on on-site services, parking, and property management responsiveness.
Within a 3-mile radius, population has expanded in recent years and is projected to continue growing, with households also increasing as average household size trends lower. These shifts point to a larger tenant base and more renters entering the market over time, supporting occupancy stability and lease-up prospects. Median incomes in the 3-mile area have climbed, which can help sustain demand for professionally managed rental housing.
Home values in the neighborhood are relatively accessible compared with many U.S. locations, which can introduce some competition with ownership options. Even so, the high renter concentration and steady rent levels (around the metro mid-range) point to durable rental demand and potential for pricing power through service differentiation and targeted unit upgrades.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area is below the national median for safety (about the 42nd percentile). Within the Orlando metro, it ranks 189 out of 465 neighborhoods, indicating crime levels that are somewhat higher than the metro median. That said, recent trend data shows improvement: estimated property offenses declined by 28.6% year over year, and violent offense rates also moved lower, based on WDSuite’s CRE market data. Investors should underwrite with current comps and consider standard security measures and lighting as part of asset operations.
Nearby corporate offices provide a diversified employment base that supports renter demand and retention through commute convenience, including Ryder, Prudential, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Ryder — transportation & logistics (10.68 miles)
- Prudential — financial services (11.32 miles)
- Darden Restaurants — restaurant group HQ (13.21 miles) — HQ
- Symantec — cybersecurity offices (16.08 miles)
- Airgas Specialty Products — industrial gases (30.18 miles)
This 23-unit property, constructed in 2000, is newer than much of the surrounding housing stock, positioning it competitively versus older assets while allowing targeted modernization for systems as they age. High renter concentration in the neighborhood supports a deep tenant base, and neighborhood occupancy of 86.3% suggests operational upside through focused leasing, renewals, and unit-level enhancements. According to CRE market data from WDSuite, amenity density is thinner locally, so on-site convenience and management execution can translate into retention and pricing power.
Within a 3-mile radius, population and household growth, alongside rising incomes, indicate a larger renter pool over time and support for stabilized occupancy. Ownership remains relatively accessible in this area, which can introduce competition; however, the renter-driven housing mix and projected household gains point to continued multifamily demand. Investors should also account for rent-to-income considerations (0.29) when planning rent steps and value-add scopes.
- Newer 2000 vintage versus area norms, offering competitive positioning and light value-add potential
- High renter concentration supports depth of demand and leasing velocity
- Neighborhood occupancy at 86.3% points to operational upside via leasing and renewals
- 3-mile population and household growth expand the tenant base and support stabilization
- Risks: thinner local amenities and rent-to-income pressure require thoughtful pricing and retention strategies