| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 70th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9405 Dowden Rd, Orlando, FL, 32832, US |
| Region / Metro | Orlando |
| Year of Construction | 2011 |
| Units | 22 |
| Transaction Date | 2007-02-12 |
| Transaction Price | $12,844,000 |
| Buyer | THE APARTMENTS AT LAKE NONA LLC |
| Seller | LAVINA DEVELOPMENT INC |
9405 Dowden Rd Orlando Multifamily Investment Opportunity
2011-vintage, 22-unit asset in an inner-suburban Orlando location where higher household incomes and a moderate renter base support leasing durability, according to WDSuite’s CRE market data. Neighborhood-level occupancy and rent dynamics suggest steady demand with room for asset-level differentiation.
Situated in Orlando’s inner suburbs, the neighborhood scores an A and ranks 50th of 465 metro neighborhoods—placing it in the top quartile locally. Amenity access trends slightly above national medians, with grocery, restaurants, childcare, and pharmacy density supporting day-to-day convenience. Average school ratings are strong (top quartile among 465 metro neighborhoods), which can enhance family-driven renter stability.
Median household incomes in the neighborhood sit well above national norms, and the renter-occupied share around one-third indicates a moderate renter concentration—enough depth for multifamily demand while reflecting an ownership-leaning area. A rent-to-income profile near 0.22 suggests manageable affordability for many renters, which can aid retention and limit turnover risk.
Construction in the surrounding area trends relatively new (average year 2007). With a 2011 construction year, this property is newer than the neighborhood average, supporting competitive positioning versus older stock, though investors should still plan for system updates and modernization over time to sustain performance.
Within a 3-mile radius, population and household counts have expanded meaningfully in recent years and are projected to continue growing by 2028, pointing to a larger tenant base over time. Forecasts also indicate slightly smaller average household sizes, which can support demand for rental units. Elevated home values relative to national medians signal a higher-cost ownership market, which often sustains renter reliance on multifamily housing—supporting occupancy and pricing discipline.
Neighborhood safety metrics sit below national norms and are below the metro median (ranked 298 among 465 Orlando-area neighborhoods). Nationally, the area aligns closer to the lower safety percentiles, indicating investors should underwrite prudent security and operating practices. Recent year-over-year readings indicate increases in both property and violent incidents, so monitoring trend direction is important for leasing strategy and operating expenses.
Proximity to a diversified employment base supports renter demand and commute convenience, led by logistics, restaurant corporate, financial services, and technology offices noted below.
- Ryder — logistics (9.6 miles)
- Darden Restaurants — restaurant corporate (10.3 miles) — HQ
- Prudential — financial services (11.8 miles)
- Symantec — software & cybersecurity (24.4 miles)
- Airgas Specialty Products — industrial gases (25.1 miles)
This 22-unit community built in 2011 offers relative vintage advantages in an inner-suburban Orlando neighborhood that ranks in the metro’s top quartile. A moderate renter concentration, high household incomes, and an ownership-leaning landscape point to a capable tenant base and potential for stable occupancy. Based on commercial real estate analysis from WDSuite, the neighborhood’s rent-to-income profile supports retention, while expanding population and households within a 3-mile radius suggest a growing renter pool over the next cycle.
The asset’s newer construction versus neighborhood averages can help it compete on finishes and systems against older stock, but investors should plan for ongoing modernization to maintain positioning. Underwriting should incorporate neighborhood safety monitoring and thoughtful lease management, with value-add potential through targeted upgrades and amenity enhancements aligned to higher-income tenants.
- Newer 2011 vintage versus neighborhood average, supporting competitive positioning
- High local incomes and moderate renter-occupied share provide depth for leasing
- Growing 3-mile population and households expand the tenant base over time
- Rent-to-income profile favors retention and supports disciplined pricing
- Risk: below-median safety metrics require prudent operations and monitoring