Sea Isle

JLL is pleased to exclusively offer Sea Isle, a 356-unit, 2014-vintage multifamily community located in the heart of Orlando's tourist corridor. Institutionally owned and operated for over a decade, Sea Isle has been meticulously maintained and offers a rare opportunity for a new ownership group to capture significant rent premiums through a targeted interior renovation program. The community is further distinguished by a resort-caliber amenity package anchored by a 13,000 SF clubhouse, including an indoor basketball/sports court, movie theater, game room, resort-inspired pool, and dog park and pet spa — an offering that rivals new construction and stands out among competing properties.

A potential renovation program might include painting the cabinets and installing new fronts with soft close, new lighting and fixtures, painting the unit interiors, luxury plank flooring, built-in closet systems, and the incorporation of smart home features. The granite countertops can be left in place or upgraded to quartz. The value-add premium associated with these renovations is $170 per unit over current in-place rents. There also exists an opportunity to enhance community amenities. For example, the indoor basketball and sports court can be converted to additional gym space or two pickleball courts. The turfed cornhole area can also be converted to a putting/chipping green for residents to enjoy.

Post-renovation, the property will still be positioned at a 10% discount to the competitive set, providing a compelling value proposition for renters while maintaining strong upside potential. This upside is layered on top of significant embedded, non-renovated rent growth: Sea Isle's residents carry an average household income of $106,208 — 5.0x the average leased rent — against an in-place average rent of $1,794, a rent-to-income ratio of just 20%. Pushing rents to a standard 30% rent-to-income threshold implies a potential average rent of $2,655, an $861 (48%) increase over current in-place rents.

Furthermore, Sea Isle only charges $32 in monthly fees to residents compared to $124-$170 that the competition charges. Additional fees that a prospective buyer might add include a bulk cable/internet package (there is currently no cable/internet contract in place) or a package fee. Assuming a new owner charges $75 per month for a bulk cable/internet package and $20 per month package fee, this would generate approximately $385,000 in additional annual revenue.

Sea Isle sits directly adjacent to SeaWorld Orlando and within minutes of the Orange County Convention Center, Walt Disney World, Universal Orlando Resort, and Epic Universe - placing residents at the center of the region's tourism, hospitality, and events economy. This employment base, combined with unmatched access to Sand Lake Road's Restaurant Row, O-Town West, and Icon Park, has driven strong, durable rental demand and positions the asset to benefit from over $70 billion in announced nearby development, including the proposed Orlando Dreamers MLB stadium and the $560 million Convention Center expansion.