| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 43rd | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4328 Briarwood Flat Trce, Middleburg, FL, 32068, US |
| Region / Metro | Middleburg |
| Year of Construction | 1990 |
| Units | 40 |
| Transaction Date | 2007-09-25 |
| Transaction Price | $1,524,800 |
| Buyer | 218 HOUSING PARTNERS LP |
| Seller | BRIARWOOD OF MIDDLEBURG LTD |
4328 Briarwood Flat Trce Middleburg Multifamily
Neighborhood occupancy is competitive within the Jacksonville metro and strong school ratings support renter stability, according to WDSuite’s CRE market data.
Middleburg’s rural setting offers a quieter, car-dependent lifestyle with limited retail and service density, yet it benefits from access to the broader Jacksonville labor market. School quality stands out: the neighborhood’s average rating sits in the top quartile nationally and is competitive among Jacksonville neighborhoods (ranked 18 out of 368), a factor that can aid resident retention.
On rental fundamentals, the neighborhood’s occupancy is above the metro median, indicating steady demand relative to local peers (63rd percentile nationally). Renter concentration is roughly one-third of housing units at the neighborhood level, suggesting a meaningful tenant base for small to mid-size assets. Home values are elevated in context of incomes (high national percentile for value-to-income), which can reinforce reliance on multifamily housing and support pricing power when lease management is disciplined.
Demographic statistics are aggregated within a 3-mile radius: households have trended smaller and the population has been roughly flat to slightly lower in recent years, while incomes have risen. Forecasts point to an increase in households over the next five years, implying a larger tenant base even if population growth remains modest—an outlook that can support occupancy stability for well-positioned properties.
Asset vintage is a relevant consideration. With a 1990 construction year against a neighborhood average nearer the early 1980s, the property is somewhat newer than much of the local stock, which can be competitively helpful versus older assets; however, systems are approaching mid-life, so targeted modernization can further strengthen positioning.
Safety readings are mixed in a constructive way for investors. Nationally, the neighborhood sits above average on safety (upper-third percentiles), with property crime indicators in a stronger position (top decile nationwide). Within the Jacksonville metro, however, its overall crime rank is 30 out of 368 neighborhoods, indicating it is below the metro median and that some nearby neighborhoods score better on this metric.
Trend-wise, estimated property offenses have moved lower year over year, while estimated violent incidents have risen. This combination suggests owners should maintain prudent security and lighting standards and monitor local data, while recognizing that the broader national comparison remains favorable.
Proximity to Jacksonville’s corporate base underpins renter demand via commute access to logistics, financial services, and corporate operations, including Anixter, Fidelity National Financial, Fidelity National Information Services, and CSX.
- Anixter — distribution and logistics offices (20.9 miles)
- Fidelity National Financial — financial services (21.6 miles) — HQ
- Fidelity National Information Services — fintech and payment technology (21.6 miles) — HQ
- CSX — rail transportation corporate offices (22.2 miles) — HQ
This 40-unit asset with compact average floor plans and a 1990 construction vintage is positioned for durable workforce demand. Neighborhood occupancy is competitive among Jacksonville submarkets and sits above national midpoints, while a high value-to-income landscape indicates a high-cost ownership market that can sustain multifamily demand. According to CRE market data from WDSuite, strong school ratings (top quartile nationally) further support retention.
Forward-looking 3-mile demographics indicate a projected increase in households alongside smaller household sizes, which tends to expand the renter pool even if population growth is modest. Given the property’s slightly newer vintage than the neighborhood average, targeted capital upgrades can enhance competitiveness versus older stock while supporting pricing power as rents continue to normalize from accessible levels.
- Competitive neighborhood occupancy and strong schools support leasing stability
- Ownership costs relatively high versus incomes bolster rental demand and retention
- 1990 vintage offers a mild competitive edge with value-add modernization potential
- 3-mile outlook points to household growth, enlarging the local tenant base
- Risks: limited nearby amenities, intra-metro safety rankings below median, and commute dependence