| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6401 Cropping St, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2008 |
| Units | 20 |
| Transaction Date | 2012-07-18 |
| Transaction Price | $43,000,000 |
| Buyer | AVENUE OF GROVES FL PARTNERS LLC |
| Seller | VR FALCON SQUARE HOLDINGS LP |
6401 Cropping St, Winter Garden FL Multifamily Opportunity
Strong household incomes, top-tier schools, and steady neighborhood occupancy point to a durable renter base, according to WDSuite’s CRE market data. Expect family-oriented demand drivers more typical of suburban Orlando submarkets than the urban core.
Winter Garden’s suburban setting offers family-centric fundamentals that matter for multifamily: the neighborhood posts a high average school rating (top quartile nationally), which can bolster retention for larger floorplans and longer tenures. Median contract rents in the neighborhood benchmark above many U.S. areas (national 90th-plus percentile), signaling pricing power where quality is aligned with expectations.
Local amenities are balanced rather than dense: cafes index well versus national peers while grocery and parks are present but not concentrated. For investors, this supports a livable suburban profile without the noise of urban retail corridors. Neighborhood NOI per unit trends land above the national mid-point, indicating operating performance that is competitive among Orlando–Kissimmee–Sanford neighborhoods.
Occupancy in the neighborhood sits around the national mid-range, suggesting stable leasing conditions rather than outsized vacancy risk. Within a 3-mile radius, roughly one-third of housing units are renter-occupied, a renter concentration that provides depth for conventional multifamily while still reflecting a predominantly owner-occupied area—often conducive to resident longevity and lower turnover. Household incomes in the area skew high, which can sustain effective rents while keeping lease concessions in check during softer periods of commercial real estate analysis.
Demographic indicators within 3 miles show recent population and household growth with further expansion projected, implying a larger tenant base over the next few years. Forecasts also point to rising household incomes, which can underpin rent growth and support occupancy stability as new supply delivers across the metro.
Safety signals are mixed and should be contextualized. The neighborhood’s overall crime position sits slightly better than the national middle, while its rank of 105 among 465 Orlando–Kissimmee–Sanford neighborhoods indicates crime exposure above the metro average. Investors should weigh property-level controls and management practices when underwriting.
By offense type, property crime levels track higher than the national mid-point, but year-over-year data shows a marked improvement trend. Violent crime metrics sit below the national middle but have been edging in a favorable direction. Taken together, these indicators suggest conditions that are manageable with standard risk mitigation rather than anomalous outliers, especially for well-managed assets.
Proximity to regional employers supports commuter convenience and a diversified renter base, with a concentration in corporate services and headquarters functions including Prudential, Darden Restaurants, Ryder, Airgas Specialty Products, and Symantec.
- Prudential — corporate offices (9.9 miles)
- Darden Restaurants — corporate offices (11.3 miles) — HQ
- Ryder — corporate offices (11.7 miles)
- Airgas Specialty Products — corporate offices (17.2 miles)
- Symantec — corporate offices (26.1 miles)
This 20-unit asset sits in a suburban Orlando neighborhood with above-median incomes, strong schools, and rent levels that outperform many U.S. neighborhoods—factors that typically support occupancy stability and resident retention. According to CRE market data from WDSuite, neighborhood operating performance trends above the national mid-point, while occupancy tracks near national norms, pointing to steady fundamentals rather than volatility-driven swings.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, indicating renter pool expansion. The area’s elevated home values and owner-occupied tilt can sustain multifamily demand by reinforcing reliance on rentals for mobility and lifestyle flexibility, particularly for higher-earning households seeking quality suburban housing.
- High-income, family-centric neighborhood with top-quartile schools supports retention and pricing power.
- Neighborhood rents and NOI per unit trend above national mid-points, aiding revenue durability.
- 3-mile radius shows population and household growth with further expansion projected, enlarging the tenant base.
- Elevated ownership costs in the area help sustain rental demand for quality suburban product.
- Risk: property crime runs higher than national mid-point in places—underwrite for security, lighting, and management oversight.