| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 46th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3202 S Orlando Dr, Sanford, FL, 32773, US |
| Region / Metro | Sanford |
| Year of Construction | 1974 |
| Units | 88 |
| Transaction Date | 2018-03-29 |
| Transaction Price | $4,500,000 |
| Buyer | 32052 ORLADN LLC |
| Seller | EM INVESTMENTS LLC |
3202 S Orlando Dr, Sanford FL Multifamily Investment
Neighborhood occupancy is in the mid-90s with steady renter demand, according to WDSuite’s CRE market data, supporting stable income fundamentals for this 88-unit asset. The submarket’s amenity depth and household growth outlook point to durable leasing, with pricing power best managed through affordability monitoring.
Located in Sanford’s inner-suburban corridor of the Orlando–Kissimmee–Sanford metro, the neighborhood scores A- with a rank of 79 out of 465 metro neighborhoods, indicating competitive positioning among Orlando-area peers. Amenity access is above the national median — grocery, dining, parks, pharmacies, and cafes each sit around the upper-third nationally — which tends to support leasing velocity and day-to-day livability for residents.
Neighborhood occupancy is 95.5% (top-quartile nationally) and has trended higher over the past five years, a favorable backdrop for income stability. The share of housing units that are renter-occupied is roughly 38% in this neighborhood, signaling a meaningful tenant base while not being overwhelmingly renter-heavy — a mix that often underpins consistent demand for professionally managed multifamily.
Within a 3-mile radius, households increased over the last five years while average household size decreased, pointing to more, smaller households entering the market — dynamics that typically expand the renter pool. Forward-looking estimates show additional population and household growth by 2028, which should sustain absorption and help support occupancy stability for well-managed assets.
The asset’s 1974 vintage is older than the neighborhood’s average construction year (1986). For investors, that typically means planning for targeted capital expenditures and potential value-add renovations to stay competitive against newer stock, while leveraging the area’s amenity convenience and demand depth to drive post-renovation leasing.
Ownership costs in the neighborhood sit near mid-range levels for the region (median home values around the national midpoint and a value-to-income ratio in the upper-third). For multifamily investors, this suggests rental housing competes with accessible ownership for some households, but the current rent-to-income profile (around 28% at the neighborhood level) indicates manageable affordability pressure that can support lease retention when pricing is calibrated thoughtfully.
Neighborhood safety metrics are mixed but generally favorable in context. Relative to the Orlando–Kissimmee–Sanford metro, the area’s crime rank is 117 out of 465 neighborhoods, which is above the metro average for safety. Nationally, composite crime sits near the middle of the pack, while specific indicators trend stronger: both property and violent offense measures are in high national percentiles (safer relative to most neighborhoods nationwide).
Recent one-year readings indicate upticks in both violent and property offense rates, so investors should monitor trend direction and consider property-level security and lighting as risk mitigants. Overall, the neighborhood compares competitively within the metro while remaining close to national norms, with short-term variability worth underwriting.
The location draws from a diversified white-collar employment base that supports renter demand and commute convenience, notably in software, insurance/financial services, logistics, and restaurant corporate operations. The following nearby employers anchor day-time population and provide depth to the local leasing pool.
- Symantec — software/security (4.5 miles)
- Prudential — insurance/financial services (21.6 miles)
- Ryder — logistics & fleet services (22.5 miles)
- Darden Restaurants — restaurant corporate (25.4 miles) — HQ
- Waste Management — environmental services (37.6 miles)
This 88-unit, 1974-vintage property pairs stable neighborhood fundamentals with clear operational and value-add levers. Based on CRE market data from WDSuite, neighborhood occupancy is in the mid-90s and renter-occupied housing comprises a meaningful share of units, indicating a durable tenant base. Within a 3-mile radius, household counts have risen and are expected to expand further by 2028, which supports ongoing leasing depth even as household sizes trend smaller.
The vintage suggests near- to medium-term capital planning for systems and targeted interior updates to compete with 1980s-and-newer stock nearby. Affordability is manageable at the neighborhood level, and ownership costs are not extreme, so pricing strategy should balance retention with incremental rent growth. Recent year-over-year safety metrics show some volatility; underwriting should incorporate routine security enhancements and market monitoring while leaning on the metro’s broad employment base and amenity access to sustain demand.
- Strong neighborhood occupancy and a sizable renter base support income stability
- 1974 vintage offers value-add and modernization upside relative to 1980s+ competition
- 3-mile household growth and smaller household sizes expand the potential renter pool
- Amenity-rich inner suburb location aids leasing velocity and retention
- Risks: aging systems/capex needs and recent safety metric upticks warrant active management