| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 62nd | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2951 Mallory Cir, Kissimmee, FL, 34747, US |
| Region / Metro | Kissimmee |
| Year of Construction | 2012 |
| Units | 32 |
| Transaction Date | 2008-05-21 |
| Transaction Price | $13,200,000 |
| Buyer | FUND CELEBRATION LLC |
| Seller | CELEBRATION MANIA INVESTORS LLC |
2951 Mallory Cir Kissimmee 32-Unit Multifamily Opportunity
Positioned in a high-value suburban pocket of the Orlando-Kissimmee-Sanford metro, the asset benefits from strong amenities and an ownership-leaning neighborhood that can support stable rental demand, according to WDSuite’s CRE market data.
This suburban location ranks 31 out of 465 metro neighborhoods (A rating), placing it competitive among Orlando-Kissimmee-Sanford neighborhoods for overall livability. Amenity access is a clear strength: restaurants, groceries, parks, and cafes all sit in the top quartile nationally, supporting day-to-day convenience that helps with leasing and resident retention, based on CRE market data from WDSuite.
The property’s 2012 vintage is newer than the neighborhood average (1995), which can enhance competitive positioning versus older stock; investors should still underwrite mid-life systems upkeep and potential modernization to sustain premiums over time.
Tenure patterns indicate an ownership-leaning immediate neighborhood, with renter-occupied share measured at the neighborhood level below many metro peers. For demand depth, the 3-mile radius shows a materially larger renter base (about half of units renter-occupied) and continued household growth, which points to a broader tenant pool and supports occupancy stability.
Home values in the neighborhood are elevated relative to national benchmarks, while the neighborhood rent-to-income ratio sits below one-fifth. This combination suggests a high-cost ownership market that can reinforce reliance on multifamily housing, with room for disciplined pricing power and lease retention as residents balance quality and value.
Schools in the area trend modestly above national averages, and neighborhood demographics score above the national median. Together with strong amenity density, these dynamics align with steady renter demand drivers rather than transient spikes, which is constructive for long-term underwriting.
Safety indicators are mixed and should be evaluated comparatively. The neighborhood’s overall crime position sits around the national mid-range (crime national percentile near the median), with violent incident levels below the national midpoint but showing a notable year-over-year decline trend. Property-related offenses also reflect improvement from the prior year. These directional shifts suggest conditions have been improving, though the area is not among the strongest safety performers in the metro; investors should calibrate security measures and insurance assumptions accordingly.
Regional employment anchors within commuting distance include corporate offices that support steady renter demand and retention via convenient access: Darden Restaurants, Airgas Specialty Products, Ryder, and Prudential.
- Darden Restaurants — corporate offices (8.5 miles) — HQ
- Airgas Specialty Products — corporate offices (8.9 miles)
- Ryder — corporate offices (11.2 miles)
- Prudential — corporate offices (11.6 miles)
2951 Mallory Cir offers a 32-unit, 2012-vintage asset in an A-rated suburban neighborhood that ranks 31 of 465 in the Orlando-Kissimmee-Sanford metro. Amenity density is a standout strength, with restaurants, groceries, parks, and cafes in top national percentiles, supporting leasing velocity and retention. Neighborhood-level renter concentration is lower, but the 3-mile radius shows a larger renter base and ongoing household growth, indicating a broader tenant pool that can underpin occupancy. According to commercial real estate analysis from WDSuite, elevated neighborhood home values alongside a rent-to-income ratio near one-fifth point to a high-cost ownership market that helps sustain rental demand.
The 2012 construction date is newer than the area average, which can position the property favorably against older stock. Investors should plan for mid-life capital items and continue light modernization to maintain competitiveness. Safety metrics have trended in a positive direction year over year, though they remain around national mid-range; prudent security and insurance underwriting is warranted.
- A-rated neighborhood with strong amenity density supporting leasing and retention
- 2012 vintage offers relative competitiveness versus older local stock
- Broader 3-mile renter base and household growth support tenant demand and occupancy
- Elevated ownership costs with moderate rent-to-income support disciplined pricing power
- Risk: safety sits around national mid-range; budget for security and insurance