| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 43rd | Fair |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2317 S Volusia Ave, Orange City, FL, 32763, US |
| Region / Metro | Orange City |
| Year of Construction | 1985 |
| Units | 82 |
| Transaction Date | 2020-12-03 |
| Transaction Price | $6,000,000 |
| Buyer | OAK SHADE GARDENS LP |
| Seller | PC OAK SHADE LLC |
2317 S Volusia Ave, Orange City Multifamily Opportunity
Renter demand appears stable with occupancy near the metro median and rents positioned for retention, based on WDSuite’s commercial real estate analysis for the neighborhood.
Orange City sits within the Deltona–Daytona Beach–Ormond Beach metro and shows steady fundamentals for workforce housing. Neighborhood amenities are competitive among metro peers (55th of 159 neighborhoods) with grocery and restaurant availability above national medians, though parks and cafe density are limited. Average school ratings trail national benchmarks, which can influence tenant mix and family renter appeal.
Within a 3-mile radius, demographics indicate a growing tenant base: recent population and household growth, alongside rising median incomes, point to a larger pool of renters and support for occupancy stability. Projections call for continued population and household increases over the next five years, which can sustain leasing velocity and reduce downtime between turns.
Neighborhood rents sit around the national middle and below the metro’s top tier, helping support lease retention and limiting affordability pressure. The area’s rent-to-income positioning suggests room for measured pricing while managing renewal risk. Home values are also near national mid-range levels, which can create some competition from ownership but still leave a durable cohort reliant on multifamily options for convenience and flexibility.
The property’s 1985 vintage is newer than the neighborhood’s average 1970s housing stock, offering relative competitiveness versus older assets while still warranting modernization planning for systems and common areas. According to WDSuite’s CRE market data, the neighborhood’s occupancy trend sits above the metro median (77th of 159), supporting expectations for stable leasing when combined with a renter-occupied housing share that expands to roughly one-third within the surrounding 3 miles.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors typically benchmark safety using city and county trend reports, property-level incident histories, and insurer or lender screens to gauge operational risk over time.
The broader commute shed includes corporate offices that support a diversified employment base and can reinforce renter demand through steady white-collar payrolls, including Symantec, Prudential, Ryder, Darden Restaurants, and Waste Management.
- Symantec — software & cybersecurity (10.8 miles)
- Prudential — financial services (31.5 miles)
- Ryder — logistics & transportation (32.8 miles)
- Darden Restaurants — restaurant headquarters & corporate (35.8 miles) — HQ
- Waste Management — environmental services (36.8 miles)
2317 S Volusia Ave offers an attainable suburban positioning with a renter base supported by steady household growth and incomes within a 3-mile radius. The 1985 vintage provides relative competitiveness against older neighborhood stock while presenting clear value-add potential through system upgrades and common-area refreshes. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the metro median, and rents track around national middle ranges — a combination that supports retention while allowing cautious revenue management.
Forward-looking demographics point to continued renter pool expansion and rising incomes, which can underpin leasing stability. Ownership costs in the area are around national mid-range levels, suggesting some overlap with entry-level ownership but leaving a meaningful segment that relies on multifamily housing for flexibility, commute convenience, and lower upfront costs.
- Suburban location with growing 3-mile population and households supports a larger tenant base and steadier absorption.
- 1985 vintage offers value-add potential via modernization while remaining competitive versus older local stock.
- Rents around national mid-range, per WDSuite data, aid lease retention and provide measured pricing power.
- Employment access within the regional commute shed supports white-collar renter demand and renewal stability.
- Risks: limited park/cafe amenities and below-average school ratings may narrow family demand; 1980s systems may require capital planning.