| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 60th | Good |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4190 Plantation Oaks Blvd, Orange Park, FL, 32065, US |
| Region / Metro | Orange Park |
| Year of Construction | 2009 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4190 Plantation Oaks Blvd, Orange Park — 64-Unit 2009 Multifamily
Neighborhood occupancy is strong and renter affordability looks manageable relative to incomes, according to WDSuite’s CRE market data, supporting durable demand and stable leasing in suburban Orange Park.
With a B+ neighborhood rating and a rank of 108 out of 368 within the Jacksonville metro, the area is competitive among Jacksonville neighborhoods. According to WDSuite’s CRE market data, neighborhood occupancy is 99.1%, placing it in the top quartile nationally, which points to stable leasing conditions for nearby assets. Median rent levels and a rent-to-income ratio around 0.19 suggest affordability pressure is relatively contained, which can aid retention.
Renter-occupied housing represents roughly a quarter of neighborhood units (renter concentration measured at the neighborhood level, not this property), indicating an owner-leaning area with a focused renter pool. For investors, that typically means steadier demand from households that actively choose multifamily for location and convenience rather than necessity, supporting occupancy stability.
Local livability indicators are balanced: school quality averages 3.5 out of 5 (top quartile nationally), parks access trends above national mid-pack, and everyday retail like grocery is present though not dense. Amenity density overall tracks near the national middle, which is typical for suburban nodes and underscores a residential feel rather than destination-driven traffic.
Within a 3-mile radius, demographics show population and household growth historically, with forecasts calling for further expansion alongside a rising share of higher-income households. As household sizes trend lower, this points to a larger tenant base for well-located apartments and supports occupancy stability and rent trade-up potential over the medium term.
The average neighborhood construction year is 2007. This asset’s 2009 vintage positions it slightly newer than the local average, which can be competitively advantageous versus older stock, while still meriting targeted modernization to sustain positioning against upcoming deliveries.
Home values trend above the national midline for comparable suburbs. In practice, a high-cost ownership market can reinforce reliance on quality rentals, supporting pricing power and lease retention when paired with strong schools and household incomes.
Safety indicators are mixed when viewed across geographies. Within the Jacksonville metro, the neighborhood’s crime rank is 33 out of 368 (lower rank indicates higher crime relative to metro peers), warranting prudent property-level security and operations practices. Nationally, however, the neighborhood scores in the mid-to-upper percentiles for safety, and recent violent-offense trends have improved year over year, according to WDSuite’s data.
Investors should interpret these figures as context for underwriting and on-site management rather than as block-level predictions, and compare them to submarket benchmarks during due diligence.
The employment base features large finance and logistics employers within commuting distance, which supports a stable renter pool and retention for workforce and professional households. The nearby anchors below are representative of the commute-shed for this neighborhood.
- Fidelity National Financial — financial services (14.1 miles) — HQ
- Fidelity National Information Services — fintech (14.1 miles) — HQ
- CSX — rail transportation (14.8 miles) — HQ
- Anixter — distribution/electrical supplies (19.3 miles)
4190 Plantation Oaks Blvd offers 64 units built in 2009, positioned just newer than the neighborhood average vintage. That relative youth can reduce near-term capital intensity versus older stock, while selective upgrades can enhance competitive standing. Based on CRE market data from WDSuite, neighborhood occupancy is high by national standards and renter affordability appears manageable relative to incomes, both supportive of lease stability.
The renter base in this suburban node is smaller in share but supported by strong household incomes and expanding 3-mile population and household counts, pointing to a growing tenant pool over the medium term. Elevated ownership costs for the area tend to sustain rental demand, particularly for quality suburban product near major employment centers. Key risks to underwrite include metro-relative safety rankings and amenity dispersion typical of suburban settings.
- 2009 vintage with light value-add potential to sharpen competitive positioning
- High neighborhood occupancy and manageable rent-to-income support leasing stability
- Growing 3-mile population and households expand the renter pool over time
- Proximity to major finance and logistics employers underpins demand
- Risks: metro-relative safety rank and suburban amenity dispersion warrant prudent operations