| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14804 Avenue Of The Grvs, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2008 |
| Units | 48 |
| Transaction Date | 2012-07-18 |
| Transaction Price | $43,000,000 |
| Buyer | AVENUE OF GROVES FL PARTNERS LLC |
| Seller | VR FALCON SQUARE HOLDINGS LP |
14804 Avenue Of The Grvs Winter Garden Multifamily
Neighborhood occupancy in the low 90s and elevated ownership costs point to durable renter demand in this suburban Winter Garden pocket, according to WDSuite’s CRE market data. These indicators reflect neighborhood conditions rather than the property itself and support a steady leasing backdrop for well-positioned assets.
This Winter Garden location ranks competitive among Orlando-Kissimmee-Sanford neighborhoods (36 out of 465), with a suburban profile and a neighborhood rating of A. Schools score in the top quartile nationally, supporting family-oriented demand and lease stability. Amenity density is moderate (grocery, parks, pharmacies, and restaurants within typical suburban ranges), which suits workforce and family renters seeking convenience over urban intensity.
Rents at the neighborhood level trend in the low $2,000s and occupancy is in the low 90s, suggesting stable performance through cycles. The median home value is elevated for the metro, which typically sustains reliance on multifamily housing and supports pricing power for quality units. With a renter-occupied share near one-fifth at the neighborhood level, demand often concentrates in professionally managed communities that offer amenities and maintenance value.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with projections indicating further expansion and a larger tenant base over the next five years. Household incomes skew higher than metro norms, which can support Class A and renovated product while still requiring attention to rent-to-income thresholds for retention.
The average local construction year is 2007, and this property’s 2008 vintage positions it competitively versus older stock. Investors should still plan for mid-life system updates and selective modernization to maintain standing against newer deliveries and to capture renovation-driven upside.
Safety indicators for the neighborhood are around the national median overall, based on WDSuite’s CRE data, with recent improvements led by a sharp one-year decline in property offenses. Violent offense rates sit somewhat below national norms but have also trended modestly better year over year. These are neighborhood-level trends and can support resident retention and leasing if sustained, though ongoing monitoring remains prudent.
The area draws from a diversified employment base that supports renter demand and commute convenience, notably in financial services, restaurants/hospitality corporate, logistics, industrial gases, and cybersecurity.
- Prudential — financial services offices (10.2 miles)
- Darden Restaurants — restaurant corporate (11.6 miles) — HQ
- Ryder — logistics & transportation (12.0 miles)
- Airgas Specialty Products — industrial gases (17.1 miles)
- Symantec — cybersecurity offices (26.3 miles)
This 48-unit, 2008-vintage asset aligns with a suburban Winter Garden neighborhood that signals resilient renter demand: low-90s neighborhood occupancy, rents in the low $2,000s, strong schools, and higher-income households. Elevated ownership costs in the area tend to reinforce reliance on multifamily, while the property’s vintage is competitive versus older stock and offers room for targeted updates to capture value-add returns. According to CRE market data from WDSuite, neighborhood fundamentals are above metro median levels across housing and demographics, underscoring a stable leasing backdrop.
Demographic statistics aggregated within a 3-mile radius show recent growth with a projected expansion of both population and households, pointing to a larger tenant base and support for occupancy stability. Tenure is owner-leaning at the neighborhood level, which can concentrate demand in well-amenitized communities and support retention when paired with disciplined lease management and attention to affordability pressures.
- 2008 construction provides competitive positioning versus older stock, with selective modernization potential
- Neighborhood occupancy in the low 90s and strong schools support leasing stability
- Elevated home values in the area sustain renter reliance and pricing power for quality units
- 3-mile demographics point to renter pool expansion, reinforcing long-term demand
- Risks: owner-leaning renter-occupied share and median-level safety require careful leasing strategy and ongoing monitoring