| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 71st | Best |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8825 Buena Pl, Windermere, FL, 34786, US |
| Region / Metro | Windermere |
| Year of Construction | 2000 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8825 Buena Pl Windermere Multifamily Value-Add Opportunity
In an A- rated Inner Suburb with owner-leaning housing and a measurable renter base, neighborhood occupancy near 90% indicates steady baseline demand, according to WDSuite’s CRE market data. Built in 2000, the asset’s vintage suggests practical renovation upside versus newer local stock.
Windermere’s neighborhood profile is competitive among Orlando-Kissimmee-Sanford neighborhoods (A- rating; rank 84 out of 465), combining family-oriented living with access to daily needs. Neighborhood-level occupancy is measured for the neighborhood and not the property; at roughly 90%, it supports baseline leasing while leaving room for asset-level differentiation through operations and upgrades.
Amenities are balanced: cafes track in the top quartile nationally, parks are strong, and groceries sit modestly above U.S. norms, while childcare and pharmacies are thinner locally. Schools average roughly 4 out of 5 (rank 15 of 465 metro neighborhoods), a draw for households and a positive signal for renter retention.
Tenure skews owner-occupied, with renter-occupied housing around one-third of units. For investors, this indicates a defined but selective renter pool, where product quality and management can capture demand without facing oversupply of like-kind rentals.
Within a 3-mile radius, population and households have expanded and are projected to continue growing over the next five years, pointing to a larger tenant base over time. Elevated home values relative to local incomes, alongside a neighborhood rent-to-income ratio near the low-20s, suggest a high-cost ownership market that can sustain rental demand while warranting attentive lease management to monitor affordability pressure.
Safety metrics place the neighborhood around the metro midpoint (rank 221 of 465), and below the national median for safety. Recent trends are mixed: property offenses have edged down year over year, while violent incidents have shown an uptick. For underwriting, this argues for standard security measures and resident engagement rather than outsized risk assumptions.
Nearby corporate offices broaden the employment base and support renter demand through commute convenience, including Prudential, Darden Restaurants, Ryder, Airgas Specialty Products, and Symantec.
- Prudential — financial services (9.1 miles)
- Darden Restaurants — restaurant HQ operations (9.4 miles) — HQ
- Ryder — logistics & transportation offices (10.4 miles)
- Airgas Specialty Products — industrial gases (15.0 miles)
- Symantec — cybersecurity offices (27.2 miles)
This 84-unit asset, built in 2000, is older than the neighborhood’s predominantly 2010s-era stock, creating a clear value-add path through targeted interiors, common-area modernization, and system updates to sharpen competitive positioning against newer product. Neighborhood-level occupancy around 90% and strong schools support leasing stability, while an owner-leaning tenure suggests demand is concentrated among quality-seeking renters.
High home values and solid household incomes point to a high-cost ownership market that can reinforce reliance on multifamily housing, with rent levels that still register as manageable relative to incomes. Proximity to established employers further supports retention. Based on commercial real estate analysis from WDSuite, these fundamentals compare favorably against metro norms, while warranting attention to mixed safety trends and selective amenity coverage.
- Vintage 2000 offers renovation and repositioning upside versus newer neighborhood stock
- Neighborhood occupancy near 90% supports baseline stability with room for operational outperformance
- High-cost ownership market and strong schools underpin renter demand and retention
- Diverse nearby employers provide commute convenience and leasing durability
- Risk: owner-leaning tenure and mixed safety trends call for focused leasing, security, and amenity strategy