| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 50th | Fair |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 48 S Park Ave, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 1974 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
48 S Park Ave Winter Garden 120-Unit Multifamily
Inner-suburban location with strong amenity access and a neighborhood rating in the top tier of the Orlando metro supports steady renter demand, according to WDSuite’s CRE market data. Occupancy at the neighborhood level is stable, helping underpin income consistency for well-operated assets.
Winter Garden’s Inner Suburb setting scores well for day-to-day convenience, with the neighborhood rated “A” and ranking among the top quartile of 465 Orlando metro neighborhoods. Amenity access is a strength: cafes, groceries, restaurants, pharmacies, and parks all index at or above the upper national percentiles, which supports leasing velocity and resident retention for multifamily assets.
At the neighborhood level, occupancy is about 90.7%, indicating relatively stable absorption for existing units. The share of housing units that are renter-occupied is approximately 39.8%, which is higher than most neighborhoods nationally and suggests a meaningful tenant base to support leasing. Median neighborhood contract rents sit near the 65th percentile nationally, positioning local apartments in the middle-market band that often balances pricing power with depth of demand.
Within a 3-mile radius, population and household counts have been expanding, with projections indicating further growth through the next five years. A rising average household size and a sizable family segment point to continued demand for larger units and community amenities, contributing to a broader renter pool and supporting occupancy stability. These dynamics align with investor expectations surfaced through commercial real estate analysis and are corroborated by WDSuite’s market dataset.
Ownership costs in the neighborhood skew higher than the national middle (home values around the 70th percentile), which tends to sustain reliance on rental housing and can bolster lease retention. Rent-to-income metrics trend below national pressures, implying comparatively manageable tenant affordability — a positive for renewal rates and collections management for professionally run properties.
Safety indicators are modestly above the national midpoint, with the area performing around the 60th percentile nationwide. Recent trend data shows year-over-year declines in both property and violent offense rates, which, while not a guarantee of future conditions, support the case for resident retention and consistent operations compared with many peer neighborhoods.
These are neighborhood-level signals rather than property-specific measurements, and investors should pair them with on-the-ground diligence and current comps across Orlando-Kissimmee-Sanford to validate block-by-block conditions.
The nearby employment base mixes corporate offices across services, logistics, and hospitality, supporting a broad renter pool and commute convenience for workforce and professional tenants. Featured employers include Prudential, Ryder, Darden Restaurants, Symantec, and Airgas Specialty Products.
- Prudential — financial services (10.7 miles)
- Ryder — logistics & transportation (13.2 miles)
- Darden Restaurants — hospitality & restaurant HQ offices (14.3 miles) — HQ
- Symantec — software & cybersecurity offices (20.5 miles)
- Airgas Specialty Products — industrial gases & services (23.9 miles)
This 120-unit, 1974-vintage asset aligns with steady neighborhood fundamentals: top-quartile metro positioning, strong amenity access, and neighborhood occupancy near 91% support income durability for stabilized operations. The vintage suggests potential value-add through systems modernization and common-area upgrades, while middle-market rent positioning at the neighborhood level helps balance pricing power with demand depth.
Within a 3-mile radius, population and household growth — along with projections calling for continued expansion — point to a larger tenant base over the medium term. Combined with a high-cost ownership landscape locally and relatively lower rent-to-income pressure, these factors support lease retention and consistent collections. According to CRE market data from WDSuite, these trends compare favorably to many Inner Suburb peers across the Orlando-Kissimmee-Sanford metro.
- Top-quartile neighborhood standing in the Orlando metro with strong amenity access supporting leasing and retention
- Stable neighborhood occupancy around 91% and middle-market rents underpin income consistency
- 1974 vintage provides clear value-add path via unit and systems upgrades to enhance competitive positioning
- 3-mile radius population and household growth expand the renter pool, supporting demand over the medium term
- Risks: capex for aging building systems and sensitivity to broader Orlando economic cycles warrant underwriting buffers