| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 19th | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 Rally Dr, Kissimmee, FL, 34758, US |
| Region / Metro | Kissimmee |
| Year of Construction | 2011 |
| Units | 34 |
| Transaction Date | 2010-09-29 |
| Transaction Price | $1,590,000 |
| Buyer | FOUNTAINS AT SAN REMO COURT LTD |
| Seller | AVATAR PROPERTIES INC |
801 Rally Dr Kissimmee 34-Unit Multifamily Asset
Neighborhood occupancy is moderate and renter demand is supported by steady household growth within a 3-mile radius, according to WDSuite’s CRE market data. Investors should view this as a workforce-oriented location where pricing power depends on active lease management and fit with local incomes.
The property sits in an Inner Suburb of the Orlando-Kissimmee-Sanford metro with a C- neighborhood rating. Relative to the metro, amenity density is thinner, but daily needs are workable: grocery options score well versus national peers while parks, cafes, childcare, and pharmacies are limited nearby. This dynamic favors drive-to conveniences over walkable retail.
Rents in the neighborhood are above the national median by percentile measures, while neighborhood occupancy is mid-range. The share of housing units that are renter-occupied is roughly one-third, indicating an owner-leaning area; for multifamily owners, that points to a defined but targeted renter base rather than a saturated rental cluster.
Within a 3-mile radius, population and household counts have expanded meaningfully in recent years, with additional growth projected. A declining average household size in the local radius suggests more, smaller households forming, which can expand the tenant pool and support occupancy stability for appropriately positioned units.
Asset positioning: Built in 2011, the property is newer than the neighborhood’s average construction year (1998). That vintage typically competes well against older stock; investors should still underwrite routine modernization and systems maintenance over the hold period.
Affordability context: Neighborhood home values sit around the middle of national peers and ownership costs are not low relative to incomes by percentile readings. This tends to sustain rental reliance among households who prefer more accessible monthly payments, supporting tenant retention and steady leasing for well-priced units. Neighborhood rent-to-income readings indicate some affordability pressure, so disciplined renewals and concessions strategy remain important.
Safety indicators are mixed. Compared with 465 Orlando-Kissimmee-Sanford neighborhoods, the local crime rank sits closer to the less favorable end of the spectrum (rank 46 out of 465), while national comparisons land around mid-to-above-median percentiles. Recent trend data shows year-over-year improvement in both violent and property offenses, which supports a cautiously constructive outlook if those trends persist.
Investors should evaluate property-level security, lighting, and access controls, and consider the impact on tenant retention and insurance costs. Monitoring ongoing trends and management practices will be key to sustaining leasing performance.
Nearby employers span industrial gases, restaurants, logistics, insurance/financial services, and retail headquarters. These nodes help anchor a regional workforce and support renter demand through commute convenience for a broad range of occupations.
- Airgas Specialty Products — industrial gases (9.3 miles)
- Darden Restaurants — restaurant corporate offices (18.5 miles) — HQ
- Ryder — logistics (21.4 miles)
- Prudential — financial services offices (23.1 miles)
- Publix Super Markets — retail corporate offices (35.7 miles) — HQ
801 Rally Dr offers 34 units in a growing Kissimmee radius where household counts are rising and average household size is trending lower, enlarging the tenant base. Built in 2011, the asset is newer than the neighborhood average and should compete favorably versus older product, though investors should plan for ongoing capital to keep interiors and systems current. Neighborhood occupancy is mid-range and the renter-occupied share is modest, so demand exists but is best captured through precise pricing, marketing, and operations. Based on CRE market data from WDSuite, ownership costs in the area sit near national midpoints and reinforce steady rental reliance.
Key considerations include amenity-light surroundings that favor drive-to retail, mixed but improving safety signals, and rent-to-income levels that call for careful renewal management. With thoughtful execution, the property can align with workforce demand drivers and maintain competitive positioning against older stock in the submarket.
- 2011 vintage competes well versus older neighborhood stock; plan for routine modernization to sustain positioning
- Expanding 3-mile population and households point to a larger tenant base and support for occupancy stability
- Ownership costs near national midpoints reinforce sustained renter reliance and lease retention potential
- Risk: amenity-light area and mixed safety indicators require active management, targeted marketing, and cost controls
- Risk: neighborhood rent-to-income levels suggest affordability pressure; disciplined renewal and concession strategy is important