| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 64th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 150 Middle St, Lake Mary, FL, 32746, US |
| Region / Metro | Lake Mary |
| Year of Construction | 2001 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
150 Middle St Lake Mary Multifamily Investment
Neighborhood-level occupancy has been steady, according to WDSuite’s CRE market data, supported by a deep base of renter-occupied housing in the immediate area. For investors, the combination suggests durable leasing demand rather than outsized volatility.
Lake Mary’s neighborhood cluster scores an A and ranks 41 out of 465 within the Orlando–Kissimmee–Sanford metro, signaling competitive positioning among metro peers. At the neighborhood level, occupancy is in line with national norms and has trended upward over the past five years, which supports underwriting for stable tenancy rather than rapid lease-up risk.
Daily needs are well served: restaurant and café density sits among the strongest cohorts metro-wide, and grocery access is robust, while formal park space and childcare options are thinner within the immediate neighborhood footprint. This mix favors convenience-oriented renters and supports tenant retention, though limited parks may modestly cap lifestyle appeal for some cohorts.
The local housing stock skews newer than much of the metro, and the subject’s 2001 vintage is newer than the neighborhood average construction year. That positioning typically competes well against 1980s-era product, while still leaving room for targeted capex and modernization to refresh interiors and building systems where appropriate.
Renter-occupied housing is elevated at the neighborhood scale, indicating a sizable tenant base for multifamily operators. Within a 3-mile radius, population and households have expanded, with forecasts showing additional household growth and smaller average household sizes. For investors, that translates to a larger near-term renter pool and steady demand for 1–2 bedroom layouts, supporting occupancy stability and ongoing absorption.
Ownership costs in the area are relatively high compared with local incomes, and rent-to-income levels point to some affordability pressure. For operators, that dynamic can sustain reliance on rental housing and support pricing power, but it underscores the need for disciplined lease management and value-oriented amenity packages to maintain retention.
Based on neighborhood comparisons within the Orlando–Kissimmee–Sanford metro, this area sits among the safer cohorts, with crime levels competitive relative to 465 metro neighborhoods. Nationally, the neighborhood aligns with top-tier safety groupings, indicating a favorable backdrop for resident retention and long-term operations.
Recent trend data shows year-over-year declines in both violent and property offenses. While no neighborhood is risk-free, the trajectory and comparative standing support a stable operating environment without the need to underwrite outsized security costs beyond typical Class B suburban standards.
Nearby employers span software/security, insurance and financial services, logistics, restaurant corporate offices, and environmental services—providing a diversified employment base that supports renter demand and commute convenience for workforce and professional tenants.
- Symantec — software/security (1.9 miles)
- Prudential — insurance & financial services (19.6 miles)
- Ryder — logistics (20.9 miles)
- Darden Restaurants — restaurant corporate offices (23.8 miles) — HQ
- Waste Management — environmental services (34.5 miles)
150 Middle St offers investors a 2001-vintage, 72-unit asset in a competitive Lake Mary neighborhood where renter-occupied housing is elevated and occupancy has trended steadily. Amenity access is strong for dining and groceries, and proximity to diversified employers underpins a resilient tenant base. Based on CRE market data from WDSuite, neighborhood operating fundamentals are consistent with stable suburban performance rather than volatility-driven swings.
Forward demand signals within a 3-mile radius—rising household counts, smaller average household sizes, and higher incomes—support ongoing renter pool expansion and retention. The vintage provides relative competitiveness versus older stock while leaving room for targeted value-add, paired with prudent lease management given area affordability pressures.
- Competitive neighborhood standing within Orlando with steady occupancy supporting cash flow durability
- 2001 vintage outcompetes older stock with room for selective renovations and system updates
- Diversified nearby employers and strong food/grocery amenities bolster leasing and retention
- 3-mile household growth and smaller household sizes expand the renter pool for 1–2 BR product
- Risk: affordability pressure requires disciplined rent setting and tenant retention strategies