| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 69th | Best |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8200 Jayme Dr, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2013 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8200 Jayme Dr Winter Garden Multifamily Opportunity
Stable renter demand with incomes supportive of Class B/B+ pricing and occupancy near the metro median, based on CRE market data from WDSuite.
Set in Winter Garden within the Orlando-Kissimmee-Sanford metro, the neighborhood carries an A rating and ranks 38th out of 465 metro neighborhoods—competitive among Orlando-Kissimmee-Sanford neighborhoods for multifamily. Amenities trend above national medians; restaurants are comparatively dense (82nd percentile nationally) and parks access is solid (71st percentile). Average school ratings around 3.8/5 place the area in the metro’s top quartile, supporting family-oriented renter retention.
Completed in 2013, the asset is slightly newer than the neighborhood’s average 2011 construction year. This positioning can improve competitive standing versus older local stock, though investors should plan for mid-life system updates and targeted renovations over the hold to sustain leasing velocity.
Renter-occupied share at the neighborhood level is modest (about a quarter of housing units), implying a thinner immediate renter concentration but with strong income depth and elevated home values that reinforce rental demand for quality product. Within a 3-mile radius, demographics show population growth and an increase in households over the last five years, with projections indicating further household expansion and rising incomes—signals that can expand the higher-earning renter pool and support occupancy stability. Neighborhood median contract rent trends above the broader 3-mile read, consistent with local quality signals.
Affordability metrics are manageable for operators: the neighborhood’s rent-to-income ratio near 0.20 suggests lower retention risk compared with many high-growth markets. Neighborhood occupancy is around the metro median, and NOI per unit performance is roughly midrange nationally, offering a solid baseline for operations and selective value-add initiatives.
Safety metrics should be viewed comparatively and at the neighborhood scale. Relative to U.S. neighborhoods, this area sits below the national median for safety (around the 26th percentile nationally). Within the Orlando-Kissimmee-Sanford metro, it ranks below the metro median (315th of 465), indicating investors may wish to incorporate typical multifamily security measures and ongoing monitoring.
Recent signals are mixed: estimated property offenses improved year over year (declining by roughly 6%), while estimated violent offenses increased over the same period. Trend monitoring and like-for-like data comparisons are prudent when underwriting future operating assumptions.
Nearby corporate offices bolster a diversified professional employment base and commute convenience for renters, including insurance/financial services, restaurant corporate, logistics, industrial gases, and cybersecurity software—supporting leasing stability for workforce and professional households.
- Prudential — insurance/financial services (9.3 miles)
- Darden Restaurants — restaurant corporate (9.6 miles) — HQ
- Ryder — logistics (10.6 miles)
- Airgas Specialty Products — industrial gases (15.0 miles)
- Symantec — cybersecurity software (27.3 miles)
A 2013-vintage, 51-unit asset in an A-rated Winter Garden neighborhood offers balanced fundamentals: occupancy near the metro median, elevated local incomes, and a high-cost ownership market that helps sustain multifamily demand. Within a 3-mile radius, population and household growth alongside rising incomes point to continued renter pool expansion, while neighborhood rent levels reflect the area’s quality positioning. These dynamics align with national midrange NOI performance and support a steady operations thesis, based on commercial real estate analysis from WDSuite.
The vintage provides relative competitiveness versus older nearby stock, with room for selective value-add and mid-life capital planning to maintain absorption and retention. Safety trends are mixed and should be monitored, but the employer base and neighborhood amenities provide durable demand drivers for professionally managed product.
- Competitive A-rated neighborhood with above-median amenities and schools supporting family-oriented renter retention
- 2013 vintage enhances competitiveness versus older stock; plan mid-life capex to sustain leasing
- High-income, high-cost ownership context supports rental demand depth and measured pricing power
- 3-mile demographic growth and income gains expand the higher-earning renter pool, supporting occupancy stability
- Risk: safety metrics sit below metro and national medians; ongoing monitoring and standard security practices recommended