| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 68th | Best |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 114 Shady Oak Ln, Oviedo, FL, 32765, US |
| Region / Metro | Oviedo |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | 2018-08-10 |
| Transaction Price | $300,000 |
| Buyer | ANGEL RAVISHANKAR P |
| Seller | CEVELIN PIZZO JUDITH L |
114 Shady Oak Ln, Oviedo Multifamily Investment
Neighborhood occupancy is elevated and has trended stable, supporting leasing durability for well-run assets in this inner suburb, according to WDSuite’s CRE market data. Metrics cited here reflect the surrounding neighborhood, not the property.
Located in Oviedo within the Orlando-Kissimmee-Sanford metro, the neighborhood ranks 25 out of 465 with an A rating, indicating it is competitive among Orlando-Kissimmee-Sanford neighborhoods. Amenity access trends above national norms for parks, restaurants, cafes, and groceries (all in the low-80s national percentiles), which helps with day-to-day convenience and resident retention; one notable gap is pharmacy density, which trails the nation.
Schools average 4.0 out of 5 and test in the 84th national percentile, placing local education quality in the top quartile nationally—often a tailwind for family-oriented renter demand and longer tenancy. Neighborhood occupancy is 98.1% and sits in the 90th national percentile, suggesting strong housing utilization relative to national patterns, while the neighborhood’s renter-occupied share is measured at the neighborhood level and indicates a meaningful but not dominant renter concentration—supportive of steady multifamily demand without oversaturation.
Vintage patterns point to 1980s construction across much of the area; this property was built in 1985 versus a neighborhood average near 1987. For investors, that typically means planning for targeted capital improvements (exteriors, common areas, building systems) to keep competitive versus similar-vintage stock and to pursue value-add upside where finishes trail newer deliveries.
Within a 3-mile radius, households have grown faster than population over the last five years, and projections indicate further household increases alongside smaller average household sizes. That combination expands the renter pool and can support occupancy stability even if population growth moderates. Median home values in the area are elevated relative to national benchmarks, which reinforces renter reliance on multifamily housing and can aid pricing power, while a rent-to-income profile around the national median suggests manageable affordability pressure and supports lease retention in professionally managed assets.
WDSuite does not provide comparable crime metrics for this specific neighborhood in the current release. Investors typically compare neighborhood safety trends to metro and county benchmarks and review recent public reporting before underwriting. Use a consistent framework (e.g., multi-year trend and relative-to-metro comparisons) to avoid over-weighting short-term fluctuations.
Nearby corporate offices provide a diversified white-collar employment base that supports renter demand and retention through commute convenience. Key employers in reasonable proximity include Symantec, Prudential, Ryder, Darden Restaurants, and the Space Coast Aflac Region.
- Symantec — software/security (10.9 miles)
- Prudential — financial services (18.5 miles)
- Ryder — logistics/transport (18.5 miles)
- Darden Restaurants — restaurant group (21.3 miles) — HQ
- Space Coast Aflac Region — insurance (37.9 miles)
The asset at 114 Shady Oak Ln benefits from strong neighborhood fundamentals: occupancy for the surrounding area is high and amenity access trends above national norms, while schools rank in the top quartile nationally—factors that can support leasing stability and retention. Based on CRE market data from WDSuite, the neighborhood’s renter concentration is material but not dominant, which typically indicates depth of tenant demand without excessive competitive pressure from transient-heavy submarkets.
Built in 1985, the property’s vintage is slightly older than the neighborhood average, pointing to potential value-add and capital planning opportunities to modernize interiors and building systems. Within a 3-mile radius, household counts are projected to rise even as average household size declines, expanding the renter pool and supporting occupancy and rent trade-out potential. Elevated ownership costs relative to national norms further sustain rental demand and can aid pricing power with prudent lease and amenity strategies.
- High neighborhood occupancy and strong schools support stable leasing
- 1985 vintage offers value-add potential through targeted renovations
- 3-mile household growth and smaller household sizes expand the renter base
- Elevated home values reinforce multifamily demand and pricing power
- Risk: amenity gaps (e.g., limited pharmacy presence) and capital needs for aging systems