| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 54th | Good |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 845 W Swoope Ave, Winter Park, FL, 32789, US |
| Region / Metro | Winter Park |
| Year of Construction | 1975 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
845 W Swoope Ave Winter Park Multifamily Investment
Positioned in an amenity-rich inner suburb with a deep renter base, the asset benefits from a high-cost ownership market that reinforces multifamily demand, according to WDSuite’s CRE market data. Neighborhood occupancy has trended upward in recent years, supporting stable leasing fundamentals.
Winter Park’s neighborhood context stands out for daily-needs convenience and lifestyle access. Amenities rank near the top among 465 Orlando-Kissimmee-Sanford neighborhoods, and amenity density is top quartile nationally. Cafes, groceries, restaurants, and pharmacies are concentrated at levels that support walkable living and reduce commute friction for residents.
For investors, renter demand is underpinned by a higher share of renter-occupied housing units relative to most of the metro (ranked competitive among 465 neighborhoods), while neighborhood occupancy has improved over the past five years. Current rent levels in the area sit above the metro median and within the upper national tiers, signaling pricing power for well-positioned assets without pushing rent-to-income ratios to extremes at the neighborhood level.
Neighborhood home values are elevated (high national percentile), creating a high-cost ownership market that tends to sustain reliance on multifamily housing and can aid lease retention. At the same time, median rent-to-income metrics indicate manageable affordability pressure for many renters, which can support renewals and mitigate turnover risk.
Within a 3-mile radius, CRE market data from WDSuite indicates population and household growth with a rising share of higher-income households. Forecasts point to continued population growth and a notable increase in households over the next five years, which suggests a larger tenant base and supports occupancy stability for well-maintained multifamily properties in this location.
Safety signals for the neighborhood are mixed but generally favorable in a national context. The area performs above the national median on several measures (top half to top third nationally), while its metro rank indicates crime levels that can be higher than many Orlando-Kissimmee-Sanford neighborhoods among 465 tracked areas. Recent trends show property offenses easing year over year, though violent incidents ticked up slightly, underscoring the importance of property-level security and active management.
Investors should interpret these indicators comparatively: the neighborhood reads as safer than a majority of neighborhoods nationwide, yet remains variable relative to the broader metro. Monitoring submarket trends and maintaining proactive safety measures can help support tenant retention and operational performance.
The employment base within a commutable radius blends insurance, logistics, software, restaurant corporate functions, and industrial gases—diversified drivers that can support renter demand and lease retention for workforce and professional tenants.
- Prudential — insurance (9.5 miles)
- Ryder — logistics (10.3 miles)
- Symantec — cybersecurity/software (12.0 miles)
- Darden Restaurants — restaurant corporate (13.3 miles) — HQ
- Airgas Specialty Products — industrial gases/chemicals (29.9 miles)
This 23-unit asset at 845 W Swoope Ave was constructed in 1975, slightly older than the neighborhood’s average vintage. That positioning can offer value-add potential through targeted upgrades and systems modernization, improving competitiveness against newer stock. The location’s amenity density, elevated home values, and above-median neighborhood rents point to durable renter demand, while rent-to-income metrics suggest manageable affordability pressure that can support renewals. Based on CRE market data from WDSuite, neighborhood occupancy has improved over the last five years, reinforcing the case for stable leasing with effective management.
Within a 3-mile radius, population and households are expanding, with forecasts indicating continued growth and a larger tenant base ahead. Coupled with a relatively high renter-occupied share at the neighborhood level and diversified nearby employers, the submarket offers solid fundamentals for investors pursuing cash flow with pragmatic capital planning.
- Amenity-rich inner suburb with top-tier national access to daily needs, supporting renter appeal and lease retention.
- Elevated ownership costs in the area sustain multifamily reliance and pricing power for well-positioned assets.
- 1975 vintage offers value-add upside through unit and systems upgrades to enhance competitiveness.
- Neighborhood occupancy trending higher over five years supports stability with active asset management.
- Risks: metro-relative safety variability and an older asset profile require prudent capex and security planning.