| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 32nd | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2301 Pine Brook Dr, Kissimmee, FL, 34741, US |
| Region / Metro | Kissimmee |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2301 Pine Brook Dr Kissimmee Value-Add Multifamily
Amenity access and a deep renter base support durable demand even as neighborhood occupancy sits below national norms, according to WDSuite’s CRE market data. Population and household growth provide a runway for stabilization and selective renovations.
Located in an Inner Suburb of the Orlando-Kissimmee-Sanford metro, the neighborhood is rated B- and sits above the metro median overall (rank 254 of 465). Dining and daily-needs access are a strength: restaurants and cafes rank competitive among Orlando-Kissimmee-Sanford neighborhoods (ranks 69 and 48 of 465), with national amenity percentiles in the high 80s, while grocery options are similarly strong (rank 87 of 465). Park and pharmacy counts are limited locally, which investors should weigh for family-oriented positioning.
Neighborhood rents benchmark in the upper quartile nationally, and home values also trend elevated versus incomes (value-to-income ratio in a high national percentile). In practice, this high-cost ownership market helps sustain reliance on rental housing and supports pricing power for well-maintained units. The median rent-to-income ratio skews manageable for the area, suggesting room for disciplined lease management rather than aggressive pushes.
Renter-occupied share is roughly half of housing units in the neighborhood and ranks in the top decile nationally, indicating a large tenant pool and depth for multifamily demand. At the same time, neighborhood occupancy is below national norms but has improved over the last five years, pointing to recovering absorption. Investors should underwrite to property-level performance, but the direction of neighborhood occupancy is constructive.
Within a 3-mile radius, population and households have grown meaningfully over the last five years and are projected to continue expanding through 2028, supporting renter pool expansion and leasing velocity. Household sizes are expected to trend smaller over the forecast window, which can favor multifamily configurations and diversify demand across unit types.
The average neighborhood construction year skews early-1990s, while this asset’s 1988 vintage is modestly older. That profile can translate into value-add potential through targeted renovations and systems updates, as well as capex planning to enhance competitive positioning against slightly newer stock.
Safety indicators for the neighborhood track below national averages, with the area ranking in the lower half among 465 Orlando-Kissimmee-Sanford neighborhoods. Nationally, the neighborhood sits in lower percentiles for both violent and property offenses, signaling a comparatively higher crime environment than many U.S. neighborhoods.
Recent trends are mixed: estimated property offenses have eased year over year, while estimated violent offenses have increased over the same period. Investors typically respond with well-lit common areas, access controls, and resident engagement to support retention and operational stability. As always, evaluate property-level incident history and security measures alongside these neighborhood-level trends.
The employment base within a commutable radius features a mix of corporate headquarters and regional offices that support workforce housing demand and retention, including Darden Restaurants, Ryder, Airgas Specialty Products, Prudential, and Symantec.
- Darden Restaurants — restaurant corporate HQ (7.3 miles) — HQ
- Ryder — transportation & logistics offices (10.2 miles)
- Airgas Specialty Products — industrial gases offices (11.3 miles)
- Prudential — financial services offices (11.9 miles)
- Symantec — cybersecurity offices (32.3 miles)
This 20-unit, 1988-vintage asset sits in an amenity-rich Inner Suburb where renter concentration is high and ownership costs are elevated relative to incomes—conditions that typically sustain multifamily demand. Neighborhood occupancy is below national norms but has improved over the past five years, and within a 3-mile radius both population and households have grown with further expansion projected, supporting a larger tenant base and leasing stability. According to CRE market data from WDSuite, local rent levels benchmark in higher national percentiles, suggesting potential to reward well-executed value-add while maintaining attention to affordability and retention.
Given its slightly older vintage relative to nearby stock, the property offers practical renovation and systems-upgrade opportunities to sharpen competitive positioning against early-1990s assets. Investors should balance these strengths with measured underwriting for safety considerations and school quality that trends below metro and national norms, particularly for family-oriented demand strategies.
- High renter concentration and elevated ownership costs reinforce depth of demand
- Amenity access (dining and grocery) competitive within the metro supports resident convenience
- Upward trend in neighborhood occupancy with 3-mile population and household growth
- 1988 vintage enables targeted value-add and capex to compete with early-1990s stock
- Risks: below-average safety metrics and weaker school ratings may affect family-oriented leasing