| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6400 Cropping St, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2008 |
| Units | 36 |
| Transaction Date | 2021-12-01 |
| Transaction Price | $116,800,000 |
| Buyer | AVENUE OF GROVES FL PARTNERS LLC |
| Seller | VR FALCON SQUARE HOLDINGS LP |
6400 Cropping St, Winter Garden FL Multifamily Investment
Suburban Orlando location with high-income households and solid neighborhood occupancy supports steady renter demand, according to WDSuite s CRE market data.
The property sits in an A-rated suburban neighborhood within the Orlando-Kissimmee-Sanford metro, ranked 36 out of 465 metro neighborhoods. That positioning is competitive among Orlando-Kissimmee-Sanford neighborhoods and reflects strong fundamentals that tend to underpin stable leasing.
Livability is a draw. Average school ratings are high (4.25 out of 5; top tier nationally), which often supports retention for family-oriented renter households. Amenity access is balanced for a suburban node, with dining, cafes, parks, groceries, and pharmacies all landing around or modestly above national midpoints by density. Median home values in the neighborhood are elevated relative to national norms, which points to a high-cost ownership market that can sustain reliance on multifamily housing and support pricing power.
On the housing side, neighborhood occupancy is around the low-90s, roughly mid-pack nationally, indicating a stable baseline for revenue management rather than late-cycle softness. The neighborhood s renter-occupied share is closer to one-fifth of units, signaling an ownership-heavy area; for investors, that typically means a defined but durable tenant base rather than transient turnover.
Within a 3-mile radius, demographics indicate a larger tenant base with continued expansion. Recent population and household counts have grown, and forecasts point to additional population growth and a sizable increase in households alongside a moderation in average household size. Coupled with high household incomes locally, these trends support multifamily demand and reinforce occupancy stability over the medium term, based on CRE market data from WDSuite.
Vintage context matters: the average construction year in the neighborhood is 2007. With a 2008 build, this asset should compete well against older stock while benefitting from targeted modernization to maintain positioning against newer deliveries.
Neighborhood safety signals are mixed but trending in a favorable direction. Relative to 465 metro neighborhoods, the crime rank sits in the lower band, indicating comparatively higher reported incidents than many Orlando peers. Nationally, overall safety indicators are around the middle of the pack, with violent and property offense benchmarks landing below national averages for safety.
Momentum is constructive: estimated property offense rates show a notable year-over-year decrease, and violent offense estimates also improved modestly. For investors, this suggests monitoring remains prudent, but recent trajectory helps mitigate risk compared with static or worsening markets.
Proximity to diversified employment nodes supports renter demand and commute convenience, anchored by insurance, restaurant corporate operations, logistics, industrial gases, and cybersecurity offices.
- Prudential insurance (9.97 miles)
- Darden Restaurants restaurant corporate offices (11.36 miles) HQ
- Ryder logistics (11.73 miles)
- Airgas Specialty Products industrial gases (17.14 miles)
- Symantec cybersecurity (26.16 miles)
This 36-unit 2008 multifamily asset is positioned in a high-income, school-strong suburban pocket of Orlando with neighborhood occupancy around the low-90s. Elevated home values locally reinforce renter reliance on multifamily housing, while a moderate rent-to-income profile supports lease retention and measured pricing power. Within a 3-mile radius, population and households are expanding with forecasts indicating further renter pool expansion, a constructive backdrop for long-term demand, per WDSuite s commercial real estate analysis.
The 2008 vintage offers competitive positioning against older stock and potential to create value through selective updates rather than heavy capex. Key risks include safety metrics that, while improving, trail stronger-performing suburbs, and an ownership-leaning neighborhood that narrows the immediate renter base; both are manageable with disciplined leasing and product differentiation.
- High-income, school-strong suburban location supports retention and steady demand
- Neighborhood occupancy in the low-90s indicates stable baseline for revenue management
- 2008 vintage competitive versus older stock; value-add via targeted modernization
- 3-mile demographic growth and elevated ownership costs reinforce renter reliance
- Risks: safety metrics below top suburban peers; ownership-heavy area may limit immediate renter depth