| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 37th | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7701 Acorn Woods Cir, Winter Park, FL, 32792, US |
| Region / Metro | Winter Park |
| Year of Construction | 1993 |
| Units | 23 |
| Transaction Date | 2009-05-18 |
| Transaction Price | $4,000,000 |
| Buyer | ONIC GOLDEN OAKS LLC |
| Seller | GOLDEN OAKS AFFORDABLE PARTNERS LTD |
7701 Acorn Woods Cir Winter Park Multifamily Investment
Neighborhood multifamily occupancy is 96% (neighborhood-level), supporting revenue stability according to WDSuite s CRE market data. This inner-suburb location shows consistent renter demand with rents positioned against a diverse workforce base.
Located in Winter Park s inner suburb within the Orlando-Kissimmee-Sanford metro, the property sits in a renter-supported submarket where neighborhood occupancy trends are strong relative to peers. With a rank of 79 out of 465 metro neighborhoods for occupancy, the area performs above the metro median, indicating durable leasing fundamentals at the neighborhood level, based on CRE market data from WDSuite.
Daily needs are well served: grocery density ranks 33 of 465 metro neighborhoods, which is competitive among Orlando-Kissimmee-Sanford submarkets and helps support resident retention. Other destination amenities (parks, pharmacies, cafes, and childcare) are limited within the immediate neighborhood footprint, so residents likely rely on nearby corridors for recreation and services a typical pattern in drive-oriented inner suburbs.
The building s vintage is 1993, newer than the neighborhood s average 1985 stock. That relative recency can aid leasing competitiveness versus older product, while investors should still plan for selective system upgrades and modernization to sustain positioning.
Renter-occupied housing accounts for 39.2% of neighborhood units, signaling a meaningful tenant base while leaving room for demand capture from households that rent by necessity or preference. Within a 3-mile radius, population and household counts have grown in recent years and are projected to increase further, pointing to a larger tenant pool and support for occupancy stability. Median home values sit in a higher value-to-income tier relative to national norms, which tends to reinforce reliance on multifamily rentals; at the same time, rent-to-income readings at the neighborhood level indicate some affordability pressure, suggesting a focus on retention and measured rent setting.
Safety conditions should be evaluated as part of underwriting. The neighborhood ranks 330 out of 465 metro neighborhoods for crime, which is below the metro median, and national safety positioning is weaker (lower national percentiles). In practical terms, this implies investors may want to budget for security-conscious property management and resident engagement to support leasing and retention.
Recent trend signals show property and violent offense rates have risen year over year in the broader area, so monitoring local policing initiatives and block-level trends is prudent. Comparisons should be made against peer neighborhoods across Orlando-Kissimmee-Sanford to calibrate marketing, screening, and on-site operations.
Proximity to major employers supports a broad renter base and commute convenience, with roles spanning logistics, financial services, cybersecurity, restaurant corporate, and industrial gases.
- Ryder logistics (11.5 miles)
- Prudential financial services (11.6 miles)
- Symantec cybersecurity (14.0 miles)
- Darden Restaurants restaurant group (14.2 miles) HQ
- Airgas Specialty Products industrial gases (31.2 miles)
7701 Acorn Woods Cir offers exposure to a Winter Park inner-suburb location where neighborhood occupancy ranks above the metro median, supporting income stability. The 1993 vintage is newer than the area s average stock, which can improve competitive positioning versus older assets, though planning for targeted capital projects remains prudent. Within a 3-mile radius, population and households have grown and are projected to expand further, reinforcing a larger tenant base. According to commercial real estate analysis from WDSuite, homeownership costs in the area sit in a higher value-to-income tier nationally, which typically sustains rental demand, while neighborhood rent-to-income signals call for disciplined renewals and lease management.
Amenity access is anchored by strong grocery proximity, while lifestyle and recreation may depend on nearby corridors rather than immediate blocks. Safety metrics lag metro and national benchmarks, so active property management and visible operations can be important to support leasing and retention.
- Above-metro-median neighborhood occupancy supports stable leasing
- 1993 construction offers relative competitiveness vs. older stock with targeted upgrade potential
- 3-mile population and household growth expand the renter pool
- Higher ownership costs locally tend to sustain multifamily demand
- Risks: below-median safety metrics and affordability pressure require proactive operations