| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 34th | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1809 Debarry Ave, Orange Park, FL, 32073, US |
| Region / Metro | Orange Park |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1809 Debarry Ave Orange Park Value-Add Multifamily
Neighborhood occupancy remains firm and renter demand is supported by nearby employment hubs, according to WDSuite’s CRE market data. The asset’s older vintage suggests practical renovation upside to sharpen competitiveness.
Located in Orange Park’s inner-suburban setting within the Jacksonville metro, the neighborhood posts a competitive occupancy profile and steady renter demand. The area’s neighborhood occupancy ranks competitive among Jacksonville neighborhoods (122 of 368) and sits in the 70th percentile nationally, reinforcing income durability for stabilized assets. Median contract rents in the neighborhood track near the middle of the market, which can help sustain retention while allowing measured pricing moves as improvements are delivered, based on WDSuite’s commercial real estate analysis.
Livability is balanced by convenient daily-needs access—grocers, restaurants, and pharmacies score in the low-to-mid 70s by national percentile—while parks and cafes are limited. School ratings trend below national norms, which some workforce tenants may discount relative to commute convenience and attainable rents.
The neighborhood skews toward renters, with the share of housing units that are renter-occupied landing in the 83rd percentile nationally. For multifamily investors, that higher renter concentration supports a deeper tenant base and helps underpin leasing velocity.
Within a 3-mile radius, households increased over the last five years while average household size declined, indicating smaller households and a broader pool of renters. Looking ahead, WDSuite data shows modest population growth alongside a meaningful increase in households by 2028, which points to renter pool expansion and supports occupancy stability for well-positioned properties.
Vintage context matters: the property was built in 1972, notably older than the neighborhood’s average 1986 construction year. That age profile signals capital planning needs but also creates clear value-add levers—unit renovations and systems upgrades—to improve relative competitiveness versus newer stock.
Neighborhood safety indicators compare favorably at the national level. Property offenses are in a stronger (safer) position nationally—around the 91st percentile—and have improved markedly year over year, with WDSuite tracking a material decline in estimated property offense rates. Violent offense measures sit above the national midpoint (about the 67th percentile), suggesting conditions that are better than average in a national context.
Safety can vary by micro-area, so investors typically underwrite with neighborhood-level trends and on-site assessments. In the Jacksonville metro context, the area is competitive rather than top tier, but national percentiles indicate comparatively supportive conditions for workforce housing.
Proximity to Jacksonville’s downtown corporate base anchors demand, with major financial and logistics employers within roughly 10–12 miles supporting commute-friendly workforce housing. The list below highlights nearby headquarters and offices relevant to renter retention and leasing stability.
- Fidelity National Financial — title insurance & services (10.7 miles) — HQ
- Fidelity National Information Services — fintech & payments (10.7 miles) — HQ
- CSX — rail transportation (11.3 miles) — HQ
- Anixter — electrical/industrial distribution (11.9 miles)
This 40-unit property offers a classic value-add setup in an inner-suburban submarket where neighborhood occupancy is competitive within the Jacksonville metro and above national midpoints. Built in 1972, the asset likely benefits from targeted unit and systems upgrades that can enhance positioning against 1980s-and-newer stock while preserving attainable rents that support retention.
Demand fundamentals are supported by a higher renter-occupied share at the neighborhood level and by a 3-mile area showing rising household counts and smaller household sizes—both consistent with a larger tenant base. Ownership costs in the area are moderate relative to incomes, and rents track near market medians; together, these dynamics can sustain leasing stability with room for renovation-driven yield, based on multifamily property research from WDSuite.
- Competitive neighborhood occupancy and renter depth support income stability
- 1972 vintage creates clear value-add levers via interior and systems upgrades
- Daily-needs amenities nearby (grocers, restaurants, pharmacies) aid retention
- Nearby corporate headquarters underpin workforce housing demand
- Risks: older building capex, below-average school ratings, and limited parks/cafes may temper some demand segments