| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 22nd | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1701 N Central Ave, Kissimmee, FL, 34741, US |
| Region / Metro | Kissimmee |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2016-09-29 |
| Transaction Price | $8,150,000 |
| Buyer | AAC KISSIMMEE APARTMENTS LLC |
| Seller | PENDELTON 5953 LLC |
1701 N Central Ave Kissimmee Multifamily Investment
Strong neighborhood renter concentration and everyday amenity access point to durable demand, according to WDSuite’s CRE market data, with value-add potential driven by an older 1970s vintage relative to nearby stock.
Positioned in Kissimmee’s Inner Suburb context within the Orlando–Kissimmee–Sanford metro, the neighborhood scores above the metro median overall (ranked 197 of 465, B rating). Everyday convenience is a differentiator: cafes, groceries, restaurants, and pharmacies all benchmark in the national top quartile, signaling walkable daily needs coverage that helps leasing and retention for workforce-oriented assets.
Amenity depth is particularly notable: cafes (rank 36 of 465), groceries (71 of 465), restaurants (105 of 465), and pharmacies (35 of 465) place the area among the stronger convenience corridors locally, a practical advantage for property operations. Park access is limited (rank 465 of 465), so outdoor recreation often relies on regional destinations rather than immediate neighborhood greenspace.
The neighborhood shows a high share of renter-occupied housing units (around 70%), indicating a deep tenant base for multifamily. Reported neighborhood occupancy stands at 86.4%, suggesting that steady leasing and active management remain important for stability. Home values trend lower than many coastal Florida locations, yet the value-to-income ratio sits in a high national percentile, implying a high-cost ownership market relative to local incomes; for investors, that dynamic tends to sustain reliance on rentals and supports pricing power when paired with thoughtful lease management.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding over the next five years, pointing to renter pool expansion that can support occupancy and absorption. Construction year averages skew newer than this asset (neighborhood average 1987 versus property built 1973), which highlights a clear value-add lens: capital plans targeting interiors, exteriors, and systems can help the asset compete effectively against newer stock.
Safety indicators benchmark below national averages for comparable neighborhoods, so operators typically underwrite for standard security measures and resident communication. That said, recent trend data shows year-over-year decreases in both violent and property offenses, which is directionally supportive for long-term operations. In metro context (465 neighborhoods), the area sits near the middle of the pack, making property-level design, lighting, and access control relevant levers for risk management.
Proximity to regional employers supports commuter convenience and broad renter demand, particularly for hospitality, logistics, and corporate services roles represented nearby: Darden Restaurants, Ryder, Prudential, Airgas Specialty Products, and Symantec.
- Darden Restaurants — corporate HQ (7.6 miles) — HQ
- Ryder — transportation & logistics offices (10.4 miles)
- Prudential — financial services offices (12.3 miles)
- Airgas Specialty Products — industrial gases offices (12.6 miles)
- Symantec — cybersecurity offices (32.4 miles)
This 32-unit Kissimmee asset was built in 1973, older than the neighborhood average, which sets up a straightforward value-add thesis: targeted renovations and systems upgrades can reposition the property against newer local stock. Everyday amenities benchmark in the national top quartile, and a high share of renter-occupied units in the neighborhood underpins depth of demand. According to CRE market data from WDSuite, neighborhood occupancy sits below national leaders but is serviceable, making hands-on leasing and renewal strategy important.
Within a 3-mile radius, recent and forecast growth in population and households points to a larger tenant base and sustained absorption potential. Ownership remains relatively high cost versus local incomes, which can reinforce renter reliance on multifamily housing; however, elevated rent-to-income ratios warrant careful pricing and renewal management to protect retention.
- Amenity-rich corridor with top-quartile national access to daily needs, supporting leasing and retention.
- High neighborhood renter-occupied share indicates a deep tenant base for stabilized operations.
- 1973 vintage provides clear value-add and capital planning opportunities to compete with newer stock.
- 3-mile population and household growth support occupancy stability and absorption over the medium term.
- Risk: affordability pressure (high rent-to-income) and mid-pack neighborhood safety call for disciplined pricing and on-site security practices.