| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6804 Planting 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 |
6804 Planting St Winter Garden Multifamily Investment
Neighborhood occupancy trends sit in the low-90s and elevated home values point to durable rental demand, based on CRE market data from WDSuite. For investors, the submarket 9s income profile supports pricing power while keeping lease-up risk measured.
Set in suburban Winter Garden within the Orlando-Kissimmee-Sanford metro, the neighborhood is rated A and ranks 36 out of 465 metro neighborhoods, placing it in the top quartile locally. According to WDSuite 9s CRE market data, rents benchmark high versus national peers while occupancy at the neighborhood level remains steady, supporting revenue visibility without relying on outsized concessions.
Livability fundamentals are a draw for working households: the area 9s average school rating sits in the top decile nationally and is competitive among Orlando neighborhoods (rank 13 of 465). Amenities are balanced rather than dense cafes trend above national median (76th percentile), while grocery and restaurants are closer to mid-pack sufficient for daily needs without urban intensity.
Tenure patterns show a moderate renter-occupied share in the immediate neighborhood and a deeper renter base within a 3-mile radius (about one-third of housing units renter-occupied). For multifamily owners, this translates into a viable tenant pool and generally stable leasing, with rent-to-income levels near national norms suggesting manageable affordability pressure and healthy renewal prospects.
Demographics aggregated within a 3-mile radius show recent population growth with further gains forecast alongside a notable increase in households and a gradual decline in average household size. These trends typically expand the renter pool and can support occupancy stability and absorption for professionally managed units, particularly as ownership costs remain elevated in this high-cost ownership market.
Safety indicators are broadly in line with national averages. The neighborhood 9s overall crime positioning sits near the national midpoint (around the 52nd percentile) and is competitive among Orlando neighborhoods rather than a top- or bottom-tier outlier.
Recent movement is a positive signal for property operations: property offenses declined sharply year over year (top quartile improvement nationally), and violent incidents improved modestly. In metro context, this suggests a directionally improving environment that supports resident retention and day-to-day management, while still warranting standard security and lighting protocols common to suburban assets.
Nearby employment anchors provide a diversified white-collar base supportive of renter demand and commute convenience, centered on financial services, restaurant corporate operations, logistics, industrial gases, and cybersecurity.
- Prudential financial services (9.9 miles)
- Darden Restaurants restaurant group (11.3 miles) HQ
- Ryder logistics (11.7 miles)
- Airgas Specialty Products industrial gases/chemicals (17.1 miles)
- Symantec cybersecurity (26.2 miles)
This 2008-vintage, 20-unit asset benefits from a high-performing suburban location where neighborhood rents trend above national norms and occupancy is steady. Household incomes in the area are strong and ownership costs are elevated, reinforcing reliance on professionally managed rentals and supporting rent growth without aggressive concessions, according to commercial real estate analysis from WDSuite. Forecasts within a 3-mile radius point to population growth, a larger household count, and smaller household sizes all of which expand the prospective renter base and support leasing stability.
Relative to older Orlando stock, the 2008 vintage should remain competitive with limited near-term replacement risk; investors may still plan for targeted system updates and light renovations to sustain positioning and retention. Exposure to a diversified employer base across corporate services and logistics further supports demand durability, while standard suburban risks like a thinner immediate renter concentration versus more urban pockets should be monitored in underwriting.
- Steady neighborhood occupancy and high rent positioning support revenue stability
- Strong local incomes and elevated ownership costs reinforce rental demand and renewal potential
- 2008 vintage offers competitive positioning vs. older stock with manageable modernization needs
- 3-mile demographics indicate renter pool expansion via population gains and more households
- Risk: moderate immediate renter concentration and average safety metrics warrant prudent operations