| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 43rd | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1311 Santa Barbara Dr, Sanford, FL, 32773, US |
| Region / Metro | Sanford |
| Year of Construction | 1976 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $350,000 |
| Buyer | HOUSING AND NEIGHBORHOOD DEVELOPMT |
| Seller | NICOLAS FERTAKIS TR |
1311 Santa Barbara Dr Sanford Multifamily Investment
Renter-occupied housing is concentrated in the surrounding neighborhood, and occupancy has held near the national average, according to WDSuite’s CRE market data. This points to a stable tenant base for a 26-unit asset positioned for steady leasing.
Located in Sanford’s inner-suburban fabric of the Orlando-Kissimmee-Sanford metro, the immediate neighborhood shows occupancy around the national average and a high share of renter-occupied units (72.7% of housing), signaling durable multifamily demand and a deeper tenant pool for renewals and backfill.
Everyday convenience is serviceable: restaurant density is competitive among Orlando-Kissimmee-Sanford neighborhoods (ranked 180 of 465), and grocery access is above the metro median (ranked 212 of 465). However, limited nearby parks, cafes, childcare, and pharmacies suggest fewer walkable lifestyle amenities, so marketing may lean on value, commute convenience, and in-unit features rather than destination retail.
Home values in the neighborhood benchmark as a high-cost ownership market relative to local incomes (value-to-income nationally in the upper tier), which tends to sustain reliance on rentals and supports pricing power when managed alongside rent-to-income dynamics. Median contract rents in the neighborhood sit around the national mid-range, and a rent-to-income ratio near one-quarter suggests manageable affordability pressure with prudent lease management.
Within a 3-mile radius, WDSuite’s commercial real estate analysis indicates modest recent population growth, a notable increase in households, and smaller average household sizes. Forward-looking projections point to continued household growth, which typically expands the renter pool and supports occupancy stability for well-maintained Class B assets.
Comparable safety benchmarks for this specific neighborhood were not available in WDSuite’s dataset. Investors commonly review multiple sources and trend histories at the neighborhood—and broader submarket—levels to evaluate risk alongside operations and asset management plans.
Given the absence of ranked metrics, prudent underwriting would pair local observations with metro-level context and property-level security measures, rather than inferring block-specific conditions.
The area is supported by a mix of corporate offices that broaden the renter base and shorten commutes for residents, including software/security, insurance, logistics, restaurant corporate, and environmental services employers.
- Symantec — software/security (4.7 miles)
- Prudential — insurance (22.5 miles)
- Ryder — logistics (23.4 miles)
- Darden Restaurants — restaurant corporate (26.4 miles) — HQ
- Waste Management — environmental services (37.6 miles)
1311 Santa Barbara Dr is a 26-unit, 1976-vintage asset positioned in a neighborhood with near-average occupancy and a notably high renter concentration—factors that support leasing stability and renewal depth for workforce-oriented product. The vintage implies potential value-add through unit modernization and systems upgrades, which can sharpen competitiveness against newer stock while maintaining attainable rents.
Based on CRE market data from WDSuite, the neighborhood’s ownership market prices high relative to local incomes, reinforcing sustained reliance on multifamily housing. Within a 3-mile radius, recent and forecast household growth alongside smaller household sizes point to a larger renter pool over time. Amenity access is serviceable for daily needs but lighter on parks and cafes, so returns hinge more on unit quality, management execution, and pricing discipline than on lifestyle premiums.
- High renter concentration and near-average neighborhood occupancy underpin demand and retention
- 1976 vintage offers clear value-add potential via renovations and capital planning
- Ownership costs relative to incomes sustain renter reliance, supporting pricing power with careful lease management
- 3-mile household growth and smaller household sizes expand the tenant base over the medium term
- Risks: older systems/capex needs, lighter lifestyle amenities, and income variability require disciplined operations