Florida · MSA
Multifamily Acquisitions in Orlando
Orlando is a first-wave Florida target for KADAK. Between the Medical City build-out at Lake Nona, the Space Coast spillover, hospitality employment, and the sustained migration of higher-income households into Winter Garden and the Sanford / Lake Mary corridor, the demand story is real — not narrative. We're active every quarter on brokered, off-market, recap, and assumable-debt Orlando deals.
Orlando Buy Box
What we're buying in Orlando.
- Preferred asset class
- Class A-, B+, and select strong B multifamily below replacement cost
- Preferred unit count
- 100+ units preferred · 200+ units ideal
- Preferred vintage
- 1990+ vintage preferred (with post-Andrew wind-code review)
- Preferred deal size
- $25M – $150M+
- Target deal types
- Core-plus, light value-add, recapitalizations, assumable debt, portfolios, and select special situations
- Submarkets of interest
- Lake Nona · Winter Garden · Clermont · Kissimmee / Osceola · Sanford / Lake Mary · Maitland / Altamonte · Davenport / ChampionsGate
What we like
- Below replacement cost basis
- Inland or controlled-insurance locations
- Real employment nodes (not just population growth)
- Assumable or attractive in-place financing
- Rent mark-to-market with credible operator plan
- Recapitalization or partnership-restructure opportunities
What we avoid
- Coastal insurance traps
- Over-priced lifestyle deals
- Storm-risk casualness / stale insurance renewals
- Fantasy rent growth assumptions
- Property-tax underwriting based only on seller history
- Overbuilt nodes without a clear basis advantage
Who should contact us
Owners, sponsors, family offices, developers, and investment sales teams in Orlando with 100+ unit apartment communities that fit — or nearly fit — the buy box above. We prefer direct principal dialogue, current-bound insurance detail, and fast, honest feedback on whether the deal is a fit.
For Sellers
Thinking About Selling a Multifamily Property in Orlando?
Whether you're an owner, operator, family, sponsor, developer, or investment group navigating loan maturity, insurance renewal shock, capex fatigue, partnership changes, estate planning, recapitalization needs, or simply pruning a portfolio — KADAK is a direct, long-hold institutional buyer for the right Orlandocommunity. We move with clarity and confidentiality; if the asset fits, you'll hear it, and if it doesn't, you'll hear that too — quickly and with a real reason.
For Investment Sales
For Multifamily Brokers and Investment Sales Teams
KADAK is an active reviewer of brokered offerings, quiet listings, and best-and-final processes in Orlando. We value relationship-driven dialogue — early looks, portfolio conversations, and repeat business with teams we trust. When an asset fits the KADAK buy box, feedback is fast and specific. When it doesn't, we tell you why so your next call is a better one.
For Operators & PMs
For Property Managers and Local Operators
KADAK partners with best-in-class regional operators in Orlando on property management RFPs, takeover planning, insurance benchmarking, lease audits, capex diligence, and operating expense discipline. We rely on local operators for ground-level market feedback and expect the same underwriting rigor from our partners that we bring ourselves.
Market Brief
KADAK's View of the Orlando Multifamily Market
Demand Drivers
Orlando's demand story is unusually diversified for a market people still associate with tourism. Medical City at Lake Nona has anchored a decade of high-wage employment growth (UCF Health, Nemours, VA Medical Center, USTA National Campus, KPMG's Lakehouse). The Space Coast spillover feeds Sanford, Oviedo, and East Orlando. Hospitality remains the base, but the marginal renter household added to Orlando over the last five years has been higher-income than the metro average — and that is what our underwriting keys off. Every Orlando underwriting starts with an insurance analysis, not a rent-growth conversation. We bind quotes against the current wind and named-storm market, stress premiums to renewal, and price the community accordingly. Inland Orlando product carries a real premium advantage over coastal Florida — one of the specific reasons the metro leads our Florida allocation.
Renter Profile
Orlando's renter cohort is the kind that pays rent, renews, and treats an apartment community like a home — durable household incomes, real employment ties, and retention economics that survive a cycle.
Supply and Concession Risk
The 2022–2024 delivery wave hit Lake Nona, ChampionsGate / Davenport, and pockets of Kissimmee hard. Concessions have been real. That has created basis opportunities on 2018–2022 vintage Class A- and B+ product priced against a rent environment that has re-based. We underwrite in-place effective rent, not asking rent.
Tax, Insurance, and Operating Risk
Florida reassessment on trade is aggressive. We model reassessment to the purchase price under the county's methodology — full stop — and pressure-test the millage against recent trends. Seller pro formas that assume flat taxes after a trade do not clear our underwriting.
Acquisition Fit
Orlando is one of our most active review markets. Same-day broker calls, in-person site walks within the week, principal-level feedback in 48–72 hours on complete packages. Owners, sponsors, and brokers with Orlando deals get a direct read on the buy box — and a real answer, not a maybe.
What KADAK Wants to See Before LOI
Agency executes cleanly on well-located Orlando Class A- and B+ product when insurance and reassessment pencil. Life-co is live on the best 2018+ vintage in Lake Nona, Winter Garden, and Lake Mary. Assumable low-coupon debt from the 2020–2021 origination cohort is a real basis advantage we underwrite explicitly.
Beyond the Public View
KADAK Multifamily does not rely on public web data alone for final acquisition decisions. Every deal that advances beyond initial screen requires the current rent roll, trailing-twelve financials, verified tax and insurance runs, third-party capex assessment, in-place debt documentation, submarket rent and sale comps, ownership and title verification, on-site property inspections, direct lender feedback, and formal investment committee review. Anything below is the acquisitions-team read that frames the conversation — not the underwrite.
Orlando Submarkets
Submarket pages under Orlando.
FAQ
Orlando multifamily — frequently asked.
Does KADAK buy multifamily properties in Orlando?+
Yes. KADAK Multifamily is an active reviewer of Class A-, B+, and strong B apartment communities in Orlando, including brokered offerings, off-market opportunities, recapitalizations, assumable-debt situations, and select special situations.
What size apartment communities does KADAK prefer in Orlando?+
In Orlando, KADAK targets 100+ unit communities (200+ ideal), 1990+ vintage preferred, in submarkets supported by real employment, controllable insurance exposure, and durable renter demand. Deal sizes generally range $25M–$150M+.
How does KADAK underwrite insurance in Orlando?+
Insurance is the primary underwriting variable in Florida. In Orlando, we bind current-market wind, named-storm, and flood quotes on every deal, stress the renewal path, and price the deal against the insurance line explicitly — never against a stale T-12 renewal.
Will KADAK review off-market multifamily deals in Orlando?+
Yes. Off-market and pre-market Orlando dialogue is handled confidentially. Complete packages (OM, T-12, current rent roll, in-place debt, current-bound insurance) receive principal-level feedback within 48–72 hours.
How do I submit a multifamily deal in Orlando?+
Use the submission form on this page or the main Submit a Deal page. Complete Orlando packages that fit the buy box receive principal-level feedback within 48–72 hours.
Submit a Orlando opportunity
Send us a Orlando multifamily deal.
Complete packages — OM, T-12, current rent roll, in-place debt, current-bound insurance — receive principal-level feedback within 48–72 hours. Off-market dialogue handled with strict confidentiality.