| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14702 Avenue Of The Grvs, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2008 |
| Units | 32 |
| Transaction Date | 2021-12-01 |
| Transaction Price | $116,800,000 |
| Buyer | AVENUE OF GROVES FL PARTNERS LLC |
| Seller | VR FALCON SQUARE HOLDINGS LP |
14702 Avenue Of The Grvs Winter Garden Multifamily Investment
Positioned in a suburban Orlando submarket with steady renter demand and an occupancy profile in the low-90s, this 32-unit asset aligns with stable, family-oriented housing needs. Insights synthesized from WDSuite s CRE market data indicate neighborhood fundamentals that support lease retention and pricing discipline.
Winter Garden s neighborhood performance is competitive among Orlando-Kissimmee-Sanford, FL areas, ranking 36 out of 465 metro neighborhoods, which places it in the top quartile regionally. According to CRE market data from WDSuite, local conditions point to steady renter demand supported by high household incomes and a family-oriented profile, with neighborhood occupancy around the low-90s and rents that trend above national norms.
Amenities are accessible for a suburban location, with restaurants, cafes, parks, pharmacies, and grocery coverage landing around or modestly above national averages. Schools rate strongly for the metro, ranking 13 out of 465 neighborhoods, which is top quartile nationally and can bolster tenant retention among households prioritizing education. The neighborhood s amenity mix and school strength provide day-to-day convenience and help sustain leasing stability.
Home values sit in the upper tiers nationally, reinforcing the role of multifamily as a more accessible option for many households and supporting pricing power. Median contract rents benchmark above most U.S. neighborhoods (over the 90th percentile nationally), yet the rent-to-income ratio aligns near national midpoints, suggesting manageable affordability pressure and aiding renewal outcomes.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with a high-income profile and a renter-occupied housing share around one-third. This combination expands the tenant base while maintaining depth for quality workforce and professional renters, contributing to occupancy resilience over the medium term.
Neighborhood safety indicators, based on WDSuite s CRE market data, sit near the national middle, with overall crime around median levels compared with U.S. neighborhoods. For investors, that typically translates to standard operating assumptions on security and insurance rather than outsized risk premiums.
Trend-wise, property offenses have decreased materially over the past year (an improvement that ranks among stronger national performers), while violent offense levels track closer to national midranges. The directional decline in property crime supports day-to-day livability and can reduce friction on leasing and resident retention, though continued monitoring remains prudent.
The area draws from a diversified employment base with established corporate offices that underpin commuter convenience and leasing stability, including Prudential, Darden Restaurants, Ryder, Airgas Specialty Products, and Symantec.
- Prudential corporate offices (10.1 miles)
- Darden Restaurants corporate offices (11.5 miles) HQ
- Ryder corporate offices (11.9 miles)
- Airgas Specialty Products corporate offices (17.0 miles)
- Symantec corporate offices (26.3 miles)
This Winter Garden asset benefits from top-quartile neighborhood performance within the Orlando-Kissimmee-Sanford metro, strong school ratings, and upper-tier household incomes that support rent levels while keeping rent-to-income near national midpoints. According to CRE market data from WDSuite, occupancy in the surrounding neighborhood sits in the low-90s, consistent with steady renter demand rather than a lease-up environment, which favors renewal-driven cash flow.
Within a 3-mile radius, recent gains in population and households, combined with a renter-occupied share around one-third, point to a stable and diverse tenant base. Elevated home values in the area reinforce reliance on rental housing, supporting pricing power and lease retention. The employment base within commutable distance adds depth to demand, while continued attention to standard security measures and unit-level value-add positioning can further strengthen performance.
- Top-quartile neighborhood standing in the Orlando metro supports durable leasing.
- Strong schools and high-income households underpin retention and pricing.
- 3-mile radius shows population and household growth, expanding the tenant base.
- Elevated ownership costs sustain multifamily demand and renewal momentum.
- Risk: safety is around national midlevels; maintain prudent security and insurance planning.