| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 71st | Best |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8751 Buena Pl, Windermere, FL, 34786, US |
| Region / Metro | Windermere |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $100,000 |
| Buyer | SPT DOLPHIN BUENA VISTA II LLC |
| Seller | REAMS ROAD II LP |
8751 Buena Pl Windermere Multifamily Investment
Situated in an inner-suburban pocket of the Orlando metro, the neighborhood shows steady renter demand and near-metro-average occupancy—figures that reflect area dynamics rather than this specific property—according to WDSuite’s CRE market data.
Windermere’s inner-suburban setting combines established residential density with access to everyday amenities. Neighborhood-level ratings are strong overall (A-), with cafes and parks performing competitive among the 465 Orlando-Kissimmee-Sanford neighborhoods by rank, while grocery options track close to metro norms. School quality stands out in the top quartile among 465 metro neighborhoods and in the upper national percentiles, supporting family-oriented renter demand and lease stability.
The local housing stock skews newer by metro standards, but this asset’s 2000 vintage positions it slightly older than the neighborhood average—an angle that can support value-add upgrades or targeted capital planning to stay competitive against newer deliveries. Neighborhood occupancy is around the metro middle rather than a local high, suggesting disciplined underwriting on lease-up and renewal assumptions.
Within a 3-mile radius, demographics indicate a larger-income tenant base and modest population and household growth over the last five years, with projections calling for continued increases and slightly smaller household sizes. These trends point to a broader renter pool over time and support for stabilized occupancy and renewal velocity.
Home values are elevated relative to many U.S. neighborhoods and the value-to-income profile indicates a high-cost ownership market for the area. For multifamily owners, this typically sustains reliance on rental options and can aid retention and pricing power, while the neighborhood’s rent-to-income levels suggest manageable affordability pressure for many households.
Neighborhood safety metrics sit near the metro average within the Orlando-Kissimmee-Sanford area. Compared with neighborhoods nationwide, the area trends below the national median for safety, so conservative underwriting on security, lighting, and insurance assumptions is prudent.
Recent data show mixed movement—property offenses have eased modestly year over year while violent offenses ticked up—underscoring the importance of ongoing, property-level risk management rather than relying solely on neighborhood trends.
Nearby corporate employment spans restaurant headquarters, financial services, logistics, industrial gases, and cybersecurity—providing a diverse white-collar and operations workforce that supports renter demand and commute convenience.
- Prudential — financial services offices (9.2 miles)
- Darden Restaurants — restaurant group HQ & corporate (9.6 miles) — HQ
- Ryder — logistics & fleet management offices (10.5 miles)
- Airgas Specialty Products — industrial gases offices (15.0 miles)
- Symantec — cybersecurity offices (27.2 miles)
This 24-unit asset built in 2000 is positioned in a high-performing neighborhood for schools and incomes, with elevated ownership costs that tend to sustain multifamily demand. Neighborhood occupancy trends sit near the metro average, and the renter-occupied share indicates a meaningful tenant base. According to CRE market data from WDSuite, these fundamentals, combined with a relatively newer surrounding stock, point to a practical value-add path focused on modernization and resident experience to compete with recent deliveries.
Within a 3-mile radius, modest population and household growth alongside rising incomes and projected rent gains signal support for long-term cash flow durability. Balanced amenity access and proximity to multiple corporate employers add depth to the leasing funnel, while prudent assumptions should account for neighborhood safety being around metro norms and not a top outlier.
- Established inner-suburban location with strong schools and elevated ownership costs that reinforce renter reliance
- 2000 vintage offers value-add and modernization potential versus newer neighborhood stock
- Diverse nearby employment base supports leasing depth and retention
- 3-mile demographics show population and household growth with rising incomes supporting long-term demand
- Risks: neighborhood safety near metro averages and occupancy not at local highs warrant conservative underwriting