| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 47th | Fair |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9957 Hidden River Dr, Orlando, FL, 32829, US |
| Region / Metro | Orlando |
| Year of Construction | 2012 |
| Units | 36 |
| Transaction Date | 2009-09-29 |
| Transaction Price | $1,500,000 |
| Buyer | YOUNG PINES LAND PARTNERS LLC |
| Seller | YOUNG PINES COMMERCIAL LLC |
9957 Hidden River Dr Orlando Multifamily Investment
2012 construction offers competitive positioning in an A- suburban neighborhood where neighborhood occupancy has held near the low-90s, according to WDSuite’s CRE market data. The area’s renter demand is supported by a meaningful renter-occupied housing share and steady household growth.
Situated in Orlando’s suburban fabric, the neighborhood ranks 102 out of 465 metro neighborhoods (top quartile nationally by overall standing), signaling solid fundamentals for housing and services. Amenity access is above metro median, with groceries, restaurants, cafes, parks, and pharmacies scoring in the 66th–75th national percentiles, providing day-to-day convenience that supports leasing and retention.
Rents in the neighborhood trend above national medians with notable five‑year growth, while the neighborhood occupancy rate has hovered around the low‑90% range. Median school ratings sit near the national midpoint, a neutral factor for most renter segments. With a neighborhood average construction year around 1998, this 2012 vintage is newer than much of the local stock, which can enhance leasing competitiveness versus older properties while still warranting routine capital planning as systems age.
Within a 3‑mile radius, demographics show population and household expansion over the past five years, with forecasts indicating further household growth and a modest reduction in average household size. For investors, that combination typically points to a larger tenant base and steady absorption potential as more households form. Income levels have risen materially, reinforcing depth for market‑rate units and supporting pricing power when paired with prudent lease management.
Tenure patterns indicate roughly three in ten housing units are renter‑occupied at both the neighborhood and 3‑mile radius levels, suggesting a stable but not saturated renter pool. Home values are elevated relative to local incomes but not extreme, which can sustain rental demand while allowing some households to consider entry‑level ownership—an awareness point for competitive positioning rather than a structural headwind. Neighborhood rent‑to‑income readings around the low‑20% range imply manageable affordability pressure, a positive for lease retention.
Safety metrics indicate the neighborhood sits below the national median for safety (national percentiles near the lower third), and performance is below the metro median among 465 Orlando–Kissimmee–Sanford neighborhoods. However, both property and violent offense rates have improved year over year, with declines registered in the latest period, which can help sentiment and leasing over time.
Investors should view safety in comparative terms: results are not among the metro’s strongest today, but recent downward trends in offenses are constructive. As always, underwriting should reflect localized operations practices and property‑level measures rather than block‑level assumptions.
The area benefits from diverse corporate employers within commuting distance, supporting workforce housing demand and lease stability. Notable employers include Ryder, Prudential, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Ryder — logistics/services (10.8 miles)
- Prudential — financial services (12.2 miles)
- Darden Restaurants — restaurant HQ/operations (12.7 miles) — HQ
- Symantec — software/security (19.7 miles)
- Airgas Specialty Products — industrial gases (29.1 miles)
9957 Hidden River Dr is a 36‑unit, 2012‑built asset positioned in a top‑quartile suburban Orlando neighborhood. Newer‑than‑average vintage versus the area’s 1990s housing stock supports leasing competitiveness, while neighborhood occupancy in the low‑90% range and a renter‑occupied share near three in ten point to steady demand depth. Within a 3‑mile radius, population and households have grown meaningfully and are projected to keep expanding, with smaller household sizes implying more households entering the rental pool.
According to CRE market data from WDSuite, neighborhood rents sit above national medians with multi‑year growth, and rent‑to‑income levels around the low‑20% range suggest manageable affordability pressure that can aid retention. Elevated—but not extreme—ownership costs provide a rational alternative set, meaning well‑positioned rentals can capture households preferring flexibility while monitoring competition from entry‑level ownership.
- 2012 vintage outcompetes older local stock, supporting leasing and modest capex relative to 1990s assets
- Top‑quartile neighborhood fundamentals in Orlando with neighborhood occupancy near the low‑90s
- 3‑mile population and household growth expands the tenant base; smaller household sizes support multifamily demand
- Rents above national medians with manageable rent‑to‑income levels support pricing power and retention
- Risk: safety metrics trail metro averages and entry‑level ownership presents competitive pressure—underwrite accordingly