| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 33rd | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4596 W Irlo Bronson Memorial Hwy, Kissimmee, FL, 34746, US |
| Region / Metro | Kissimmee |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2012-10-26 |
| Transaction Price | $825,000 |
| Buyer | THE TRANSITION HOUSE INC |
| Seller | C & A INC |
4596 W Irlo Bronson Hwy Kissimmee Multifamily Opportunity
Positioned in an Inner Suburb of the Orlando–Kissimmee–Sanford metro, the asset benefits from a growing renter base and service-oriented employment demand, according to WDSuite s CRE market data.
The property sits in a B- rated neighborhood (ranked 248 out of 465 within the Orlando Kissimmee Sanford metro), offering investors a balanced profile: solid consumer conveniences and commuter access paired with operational considerations typical of Inner Suburb locations. Restaurant density is comparatively strong (top quintile nationally), and grocery, parks, and pharmacy access trend above national averages, while cafes and childcare are thinner locally. This mix supports everyday livability and can aid resident retention.
Neighborhood renter concentration is referenced as the share of housing units that are renter-occupied. At the neighborhood level, renter concentration is above national norms, and within a 3-mile radius it trends even higher, indicating a deeper tenant base for workforce-oriented multifamily. Median contract rents in the immediate area are mid-market and have risen over the last five years, reinforcing pricing power when paired with prudent lease management.
Construction in the surrounding area skews newer on average (mid-2000s). With a 1985 vintage, this property is older than nearby stock, which can present value-add potential through targeted renovations and systems upgrades that improve competitive positioning versus newer assets. Investors should plan for selective capital expenditures to capture that upside.
Neighborhood occupancy metrics are measured for the neighborhood, not the property. Local neighborhood occupancy sits below both metro and national norms, which suggests that active marketing, renewal programs, and amenity repositioning may be important for lease-up and stability. Even so, NOI performance at the neighborhood level is competitive relative to many U.S. areas, and area home values remain in a range that supports continued reliance on rental options, sustaining multifamily demand. This commercial real estate analysis is grounded in CRE market data from WDSuite.
Safety indicators for the neighborhood trend below national norms, with the area positioned in the lower national percentiles for safety. Within the Orlando Kissimmee Sanford metro, the neighborhood ranks 319 out of 465 for crime, placing it below the metro median. Recent year-over-year movements show mixed signals, so investors should underwrite security measures and resident engagement as part of operating plans.
These figures reflect neighborhood-level patterns rather than property-specific conditions. Comparing trends against nearby submarkets and monitoring management practices can help mitigate retention risk and support stable operations over hold.
Nearby corporate employers provide a diversified service and operations employment base that supports renter demand and commute convenience, including a major restaurant group headquarters, industrial gases, logistics, and financial services offices referenced below.
- Darden Restaurants — restaurant group (7.8 miles) — HQ
- Airgas Specialty Products — industrial gases (9.8 miles)
- Ryder — logistics (10.8 miles)
- Prudential — financial services (12.1 miles)
This 20-unit, 1985 vintage asset in Kissimmee is positioned to serve a broad renter pool supported by population and household growth within a 3-mile radius. The surrounding neighborhood shows mid-pack standing within the metro, solid day-to-day amenities, and a renter-occupied housing base that supports demand depth. With nearby construction stock averaging newer, targeted renovations can differentiate the property and support rent optimization.
Neighborhood occupancy levels are measured for the neighborhood and currently trail metro and national norms, so active leasing and renewal strategies will be important near term. Even so, mid-market rent levels and a growing local population suggest durable tenant demand; according to CRE market data from WDSuite, area fundamentals and amenity access support retention potential when paired with disciplined operations.
- 3-mile population and household growth expand the tenant base and support occupancy stability
- 1985 vintage offers value-add potential versus newer neighborhood stock through targeted upgrades
- Amenity access (restaurants, grocery, parks, pharmacy) supports resident retention and leasing
- Proximity to diversified employers underpins workforce housing demand
- Risk: neighborhood occupancy trails metro and national norms, requiring focused leasing and renewal management