| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 29th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 854 Carver Park St, Orlando, FL, 32805, US |
| Region / Metro | Orlando |
| Year of Construction | 1993 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
854 Carver Park St Orlando Multifamily Opportunity
Positioned as a 1993-vintage asset in an older inner-suburb, this property aligns with a renter-heavy area and benefits from projected household growth, according to WDSuite’s CRE market data. Investors may find demand supported by commute access and neighborhood services while underwriting for local operating nuances.
The immediate neighborhood sits within Orlando’s inner-suburb fabric and trends below the metro median on overall score (ranked 416 among 465 metro neighborhoods), yet it offers everyday conveniences that support renter living. Restaurant density is top quartile nationally (20th of 465 in the metro; 95th percentile nationwide), and grocery access is similarly strong (28th of 465; 93rd percentile). Childcare availability also places in the top quartile nationally, while cafes, parks, and pharmacies are limited, suggesting residents rely more on essential services than lifestyle retail.
Renter-occupied housing share is 51.1% (ranked 77 of 465), indicating a meaningful renter concentration that supports a deeper tenant base for multifamily owners. Neighborhood occupancy has been soft and trended down over the past five years, so lease-up and renewal strategies should emphasize value, convenience, and retention. Notably, the average construction year in the neighborhood skews older (1949), so a 1993 asset may compete favorably against older stock, with targeted modernization still advisable as systems age.
Within a 3-mile radius, household counts increased modestly despite a slight population contraction over the past five years, pointing to smaller household sizes and steady apartment demand. Looking ahead, WDSuite’s CRE market data indicates a substantial expansion in both population and households by 2028, which would broaden the tenant pool and help support occupancy stability if realized.
Rent levels in the 3-mile area have risen over the last five years and are forecast to continue growing, while median household incomes are higher than neighborhood figures and have improved, reinforcing capacity for professionally managed, quality rentals. For investors, this mix—strong essential amenities, a renter-centric housing base, and forecasted household growth—supports a durable demand thesis, tempered by the need for proactive leasing and resident services in a submarket with mixed local performance.
Safety indicators for the neighborhood are below metro and national benchmarks, with the area ranking 316 among 465 metro neighborhoods and landing in lower national percentiles. Property offense rates have declined year over year, which is a constructive trend, while violent offense estimates increased over the same period. For investors, this suggests underwriting for security measures, lighting, and community engagement, and closely tracking directional changes as part of asset management.
Framing it comparatively: the neighborhood is below the metro median on safety but shows some improvement in property-related incidents, whereas violent incidents have moved the other way. Owners can mitigate risk through on-site protocols, technology, and partnerships, and should evaluate how safety perceptions may influence marketing, leasing velocity, and renewal efforts.
The area draws from a diversified employment base that supports renter demand and commute convenience, including Prudential, Ryder, Darden Restaurants, and Symantec. These employers provide office and corporate roles within a practical drive radius for residents.
- Prudential — corporate offices (4.4 miles)
- Ryder — corporate offices (5.1 miles)
- Darden Restaurants — corporate HQ & offices (8.1 miles) — HQ
- Symantec — corporate offices (17.0 miles)
This 63-unit property, constructed in 1993, is newer than much of the surrounding housing stock, offering relative competitiveness and potential to capture demand from a renter-leaning area. Based on CRE market data from WDSuite, the broader 3-mile trade area shows rising incomes and rent growth historically, with forecasts calling for notable expansion in both households and population by 2028—factors that can support occupancy stability and pricing power when paired with thoughtful renovations and disciplined lease management.
Counterpoints include neighborhood-level softness in occupancy and below-median safety metrics, which call for conservative underwriting, targeted capital planning, and active property operations. With focused asset management, modernization where accretive, and attention to resident experience, the investment case centers on capturing demand from a growing, commuter-friendly tenant base while managing local operating risks.
- 1993 vintage offers relative competitiveness versus older neighborhood stock, with selective modernization upside
- Renter-occupied concentration nearby supports a deeper tenant base and leasing durability
- Forecasted growth in households and population within 3 miles bolsters long-term demand and occupancy stability
- Essential-amenity access (restaurants, groceries, childcare) enhances livability and retention potential
- Risks: below-median safety and soft neighborhood occupancy require conservative underwriting and active management