| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 21st | Poor |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1400 Bass Slough Cir, Kissimmee, FL, 34743, US |
| Region / Metro | Kissimmee |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | 2021-06-24 |
| Transaction Price | $517,870 |
| Buyer | SREIT GRANDE COURT BOGGY LP |
| Seller | WEAVER DRIVE ASSOCIATES LP |
1400 Bass Slough Cir Kissimmee Multifamily Investment
Steady neighborhood occupancy and a sizable renter base suggest durable leasing fundamentals, according to WDSuite’s CRE market data. This inner-suburban Kissimmee location benefits from everyday conveniences and regional job access, supporting a pragmatic commercial real estate analysis for long-hold investors.
Located in an Inner Suburb of the Orlando–Kissimmee–Sanford metro with a neighborhood rating of C+, the area shows competitive among Orlando–Kissimmee–Sanford neighborhoods occupancy performance (93% neighborhood occupancy; rank 169 out of 465, 59th percentile nationally). The renter-occupied share is elevated for the metro (47.1% renter concentration; rank 99 of 465, high nationally), which generally supports depth of tenant demand and leasing durability for multifamily.
Local amenities skew toward daily needs. Cafe density is a relative strength (top quartile nationally) and grocery access is serviceable, while parks and pharmacies are limited within neighborhood boundaries. Average school ratings trend below national norms, which investors may factor into tenant profile expectations and marketing strategy rather than rely on school-driven demand.
Within a 3-mile radius, population expanded over the last five years and households increased at a faster pace, pointing to a larger tenant base and more leasing opportunities. Projections indicate the household count could continue to rise even as average household size trends smaller, which typically diversifies the renter pool and can help support occupancy stability through varying unit mixes.
Ownership costs sit on the higher side relative to incomes for the neighborhood (value-to-income ratio in a high national percentile). This high-cost ownership market tends to reinforce reliance on rentals, supporting pricing power in well-managed assets. At the same time, a high rent-to-income ratio signals affordability pressure for some renter cohorts, suggesting careful lease management and renewal strategies.
Safety indicators for the neighborhood are below both the metro median and national averages (crime metrics rank 308 out of 465 metro neighborhoods; national percentiles are lower). That places the area outside top-performing safety cohorts nationally. Recent year-over-year data also shows an uptick in reported offenses.
For investors, this argues for practical measures: emphasize on-site lighting and access controls, align tenant screening and security vendor partnerships with current trends, and underwrite to conservative retention and marketing assumptions relative to stronger-safety submarkets nearby.
Regional employers within commuting range provide a diversified services and corporate office base that can support renter demand and retention. Notable nearby names include Darden Restaurants, Ryder, Prudential, and Airgas Specialty Products.
- Darden Restaurants — corporate offices (8.6 miles) — HQ
- Ryder — transportation & logistics (11.0 miles)
- Prudential — financial services (13.3 miles)
- Airgas Specialty Products — industrial gases (15.1 miles)
The property’s Kissimmee setting combines steady neighborhood occupancy with a renter-leaning housing mix, creating a supportive base for long-term leasing. Daily convenience amenities are adequate, and proximity to a mix of regional employers underpins workforce housing demand. Based on CRE market data from WDSuite, the neighborhood’s occupancy sits above the national median, while a high value-to-income relationship indicates that ownership costs can sustain demand for multifamily options.
Key underwriting considerations include the area’s below-average safety standing and elevated rent-to-income ratios, which call for disciplined leasing and retention strategies. Over the 3-mile radius, household growth and smaller projected household sizes point to a broader renter pool, which can help support occupancy stability for a well-positioned asset.
- Competitive neighborhood occupancy and sizable renter concentration support demand durability.
- Diversified nearby employers reinforce leasing from workforce segments.
- High-cost ownership market sustains reliance on rentals and potential pricing power.
- 3-mile household growth and smaller household sizes indicate a broadening renter pool.
- Risks: below-average safety metrics and renter affordability pressures require prudent operations.