| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 43rd | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1505 W 25th St, Sanford, FL, 32771, US |
| Region / Metro | Sanford |
| Year of Construction | 1975 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1505 W 25th St Sanford Multifamily Investment
Neighborhood renter-occupied share is high while occupancy sits around the metro median, signaling a durable tenant base and steady leasing conditions, according to WDSuite’s CRE market data. Elevated ownership costs relative to incomes in the area reinforce reliance on rental housing.
Located in Sanford’s inner-suburban context within the Orlando–Kissimmee–Sanford metro, the neighborhood posts restaurant density that is competitive among 465 metro neighborhoods and grocery access above the metro median. By contrast, cafés, parks, and pharmacies are limited locally, so daily needs skew toward larger-format retail and nearby corridors rather than walk-to conveniences.
For investors, neighborhood-level occupancy is approximately at the metro median with a positive multi-year trend, and the renter-occupied share is notably high. That combination points to a deep tenant base that can support leasing stability and turnover management, though property-level performance will still depend on execution and asset positioning.
Within a 3-mile radius, population has grown modestly with a larger increase in households and families, and forecasts call for further household growth over the next five years. A smaller average household size alongside expanding household counts implies a larger pool of prospective renters and supports sustained demand for multifamily units.
The average neighborhood construction year is late-1970s. With a 1975 vintage, this property is slightly older, which often translates into targeted capital planning and value-add opportunities (systems, exteriors, and interiors) to remain competitive against newer inventory while capturing rent premiums through modernization.
Home values sit near the national middle, but the value-to-income relationship is elevated versus national norms. In investor terms, this reflects a high-cost ownership market relative to local incomes, which tends to reinforce rental demand, aid lease retention, and support pricing power when paired with prudent affordability management.
Comparable neighborhood crime metrics are not available from WDSuite for this area. Investors typically benchmark local trends against city and metro patterns and review recent reports from public sources before underwriting. Standard diligence—daypart site visits, lighting/security review, and discussions with local managers—remains prudent to contextualize safety conditions relative to nearby submarkets.
Proximity to diversified corporate offices supports commuter convenience and broad renter demand, led by technology, insurance, logistics, restaurant corporate, and environmental services employers listed below.
- Symantec — cybersecurity/software (4.6 miles)
- Prudential — insurance (22.9 miles)
- Ryder — logistics & transportation (23.8 miles)
- Darden Restaurants — restaurant group corporate (26.8 miles) — HQ
- Waste Management — environmental services (37.5 miles)
This 120-unit, 1975-vintage asset sits in a renter-heavy neighborhood where occupancy trends are around the metro median and have improved over time. Within a 3-mile radius, modest population growth alongside a stronger increase in households points to a wider tenant base and ongoing leasing depth. Ownership remains comparatively expensive relative to incomes, which tends to sustain multifamily demand and support retention, based on CRE market data from WDSuite.
The vintage is slightly older than the neighborhood norm, creating clear value-add angles through targeted system upgrades and interior refreshes to improve competitive positioning. Amenity coverage favors groceries and restaurants but is thinner for cafés, parks, and pharmacies, so underwriting should assume car-oriented living and emphasize on-site features and management quality to drive absorption and renewals.
- Renter-heavy neighborhood supports a deep tenant pool and steady demand.
- Occupancy near metro median with positive trend supports leasing stability.
- Elevated ownership costs relative to incomes strengthen reliance on rentals, aiding retention.
- 1975 vintage provides value-add potential via targeted renovations and system upgrades.
- Risk: Limited nearby cafés, parks, and pharmacies suggests car-oriented living; emphasize on-site amenities and operations.