| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 55th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 428 Madison Ave, Orange Park, FL, 32065, US |
| Region / Metro | Orange Park |
| Year of Construction | 1983 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
428 Madison Ave Orange Park Multifamily Investment
Suburban fundamentals and steady neighborhood occupancy support renter demand, according to WDSuite’s CRE market data, with the area offering diversified amenities and schools that tend to stabilize tenancy.
Orange Park’s suburban setting combines everyday convenience with investment-friendly stability. Neighborhood occupancy is strong and measured at the neighborhood level, not this property; at 96.4% and ranking 84 of 368 locally (top quintile nationally), it suggests resilient leasing conditions that can support pricing power through cycles, based on CRE market data from WDSuite.
Amenity access is competitive among Jacksonville neighborhoods (amenity rank 45 of 368), with restaurants and pharmacies in the top quintile nationally and grocery density above the national median. Cafés are comparatively plentiful, while formal childcare options are thinner in the immediate area—operationally relevant for positioning toward working households. Average school ratings sit above many peer neighborhoods (nationally upper-third), a factor that can aid retention for family-oriented renters.
The share of renter-occupied housing units in the neighborhood is moderate (about one-quarter), indicating a stable but not oversupplied renter base. For investors, that mix often translates to steady demand for quality units without heavy direct competition from a large volume of nearby rentals. Median contract rents in the neighborhood have risen meaningfully over the past five years, pointing to durable willingness-to-pay; investors should calibrate future rent steps against income trends and lease management practices.
Within a 3-mile radius, population and households have grown over the past five years, and forecasts point to further increases by 2028. This expansion enlarges the local tenant base and supports occupancy stability, while a higher ownership cost environment (value-to-income ratio above many U.S. neighborhoods) tends to reinforce reliance on multifamily housing rather than ownership.
The property’s 1983 vintage is older than the neighborhood’s average construction year (1991), which signals potential value-add and capital planning opportunities. Select upgrades can sharpen competitiveness versus newer stock while targeting durable, mid-market demand.
Safety trends are mixed and should be evaluated comparatively. The neighborhood’s overall crime ranking is 71 out of 368 Jacksonville neighborhoods (lower rank indicates more reported crime), suggesting higher crime than many local peers. However, when viewed nationally, the area sits slightly safer than average overall, and violent incidents benchmark favorably (upper quartile nationally), with recent year-over-year declines. Property-related incidents track closer to national mid-range and have risen recently; prudent security measures and lighting, along with tenant screening and asset design, can mitigate risk.
Proximity to major employers in Jacksonville’s core underpins commuter convenience and supports renter demand for workforce and professional households. Notable nearby anchors include two Fidelity National headquarters, CSX, and Anixter.
- Fidelity National Financial — title insurance (14.8 miles) — HQ
- Fidelity National Information Services — fintech/payments (14.8 miles) — HQ
- CSX — railroad (15.5 miles) — HQ
- Anixter — electrical & industrial distribution (16.0 miles)
This 120-unit asset offers scale in a suburban Orange Park location where neighborhood occupancy is strong and renter demand is diversified. Within a 3-mile radius, ongoing population and household growth point to a larger tenant base over the next several years, supporting lease-up and retention. The 1983 vintage is older than the neighborhood average, creating a clear value-add path via unit, system, and curb-appeal upgrades to strengthen positioning against newer stock.
Ownership costs in the surrounding market skew elevated relative to incomes, which can sustain reliance on rentals, while the neighborhood’s renter-occupied share indicates a stable, not oversupplied, competitive set. According to CRE market data from WDSuite, neighborhood occupancy performance sits in the top quintile nationally, but a relatively high rent-to-income ratio signals affordability pressure risk that warrants disciplined rent setting and renewal strategies.
- Strong neighborhood occupancy supports cash flow stability (neighborhood-level metric)
- 3-mile population and household growth expands the tenant base and supports leasing
- 1983 vintage offers value-add potential to enhance rents and competitiveness
- Elevated ownership costs reinforce rental demand relative to buying
- Risk: higher rent-to-income ratios require careful rent management to protect retention