| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 57th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 126 E State Road 434, Winter Springs, FL, 32708, US |
| Region / Metro | Winter Springs |
| Year of Construction | 2013 |
| Units | 31 |
| Transaction Date | 2012-05-23 |
| Transaction Price | $206,142 |
| Buyer | MOSS PARK PARTNERS LTD |
| Seller | 434 MOSS ROAD INVESTMENTS LLC |
126 E State Road 434 Winter Springs Multifamily Investment
Positioned in an A-rated, inner-suburban Winter Springs location, the neighborhood shows solid renter demand and above-median occupancy for the Orlando metro, according to WDSuite’s CRE market data. The property’s 2013 vintage offers competitive positioning versus older local stock, supporting durable leasing fundamentals.
Neighborhood fundamentals are strong for a workforce-friendly inner suburb of the Orlando-Kissimmee-Sanford metro. The area is rated A and ranks 63rd out of 465 metro neighborhoods, placing it in the top quartile metro-wide. Amenity access is competitive nationally, with standouts in childcare coverage and everyday retail (grocers, pharmacies), supporting day-to-day convenience for residents and aiding lease retention.
School quality is a notable strength: the neighborhood’s average school rating of 4.0 out of five ranks 15th of 465 metro neighborhoods and sits in the top quartile nationally, a profile that can help stabilize demand for larger units and longer stays. Dining and cafes are present at levels that are above many U.S. neighborhoods, and nearby parks add to overall livability.
From an investment lens, the neighborhood occupancy rate is 94.1% (neighborhood metric, not property-specific) and ranks 130th of 465—competitive among Orlando neighborhoods and above the metro median. Renter-occupied share is 45.5% and sits high relative to national norms, indicating a deeper tenant base for multifamily. Median contract rents trend in the upper national tiers while the rent-to-income ratio around 0.26 suggests manageable affordability pressure that can support retention and steady collections.
The local housing stock skews older (average vintage 1977), providing a relative edge for newer assets. Home values are elevated relative to local incomes, which in practice tends to reinforce reliance on rental housing and supports pricing power for well-maintained multifamily assets.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years alongside a rising household count and higher median incomes, with forecasts calling for further expansion in both households and incomes. This trajectory expands the potential renter pool and supports occupancy stability and leasing velocity for quality properties.
Comparable neighborhood-level crime data are not available in WDSuite for this specific area. Investors typically benchmark safety using consistent, time-series sources at the city and county level and evaluate property-level measures (lighting, access control, on-site management) relative to nearby submarkets. Consider trend direction and relative standing within the Orlando-Kissimmee-Sanford metro when assessing risk.
Nearby corporate offices provide a diversified white-collar employment base that supports commuter convenience and renter demand, including software/security, insurance, logistics, and a major restaurant group headquarters.
- Symantec — software/security (6.2 miles)
- Prudential — insurance (16.9 miles)
- Ryder — logistics (17.7 miles)
- Darden Restaurants — restaurant group (20.7 miles) — HQ
126 E State Road 434 is a 31-unit asset built in 2013, materially newer than the area’s average vintage. That recency typically reduces near-term capital needs and enhances competitive positioning versus older stock, while still allowing for targeted upgrades as systems age. The surrounding neighborhood ranks in the top quartile of the Orlando metro with strong schools, everyday amenities, and a renter-occupied share that supports a deeper tenant base.
Neighborhood occupancy is competitive and above the metro median, and demographic statistics aggregated within a 3-mile radius point to population growth, rising incomes, and a forecasted increase in households—all supportive of renter pool expansion and leasing stability. According to CRE market data from WDSuite, median contract rents sit in upper national tiers while rent-to-income levels indicate manageable affordability pressure, reinforcing retention and steady collections potential.
- 2013 vintage offers competitive positioning vs. older neighborhood stock with measured capex planning.
- A-rated neighborhood in the top quartile of the Orlando metro with strong schools and everyday amenities.
- Occupancy strength and a high renter-occupied share support depth of demand and retention.
- Risks: potential future metro deliveries and evolving affordability require active lease and renewal management over the hold.