| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 85th | Best |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 275 Sailfish Dr E, Atlantic Beach, FL, 32233, US |
| Region / Metro | Atlantic Beach |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | 2021-03-31 |
| Transaction Price | $3,871,900 |
| Buyer | MARSHPOINT MULTI FAMILY ONE LLC |
| Seller | KIRTON MICHAEL HT |
275 Sailfish Dr E Atlantic Beach Multifamily Investment
Positioned in an A-rated Atlantic Beach neighborhood with stable occupancy, the asset benefits from deep renter demand supported by high household incomes, according to WDSuite’s CRE market data. Strength in local amenities and schools underpins leasing durability relative to broader Jacksonville.
Atlantic Beach sits within the Jacksonville metro and scores in the top quartile nationally for neighborhood quality, with strong household incomes and schooling that support consistent renter demand. The area’s school quality is competitive among 368 Jacksonville neighborhoods (ranked 18th of 368), helping sustain family-oriented tenancy and retention. Grocery access is a clear advantage (94th percentile nationally), and parks and childcare density also rate above national norms, while café density is thinner and may limit some walkable-lifestyle appeal.
For investors, the local housing context suggests a high-cost ownership market (home values around the 90th national percentile). That dynamic can reinforce reliance on multifamily for many households, supporting pricing power and lease stability. Neighborhood rents have been strong in recent years and sit near the top of national distributions, yet rent-to-income levels trend comparatively manageable for the area, which can aid renewals and reduce concession pressure.
Tenure patterns indicate that roughly a third of housing units are renter-occupied in this neighborhood, pointing to a moderate renter concentration. This typically provides a sufficient tenant base without excessive turnover risk, particularly in locations with above-median incomes and competitive schools. Neighborhood occupancy is solid and has improved over the past five years, supporting a case for stable leasing at the property level.
The asset’s 1975 vintage is modestly older than the neighborhood’s average construction year (1981). Investors should plan for ongoing capital needs and consider targeted renovations to keep interiors and systems competitive; the surrounding area’s income and school strength can help support value-add strategies when executed thoughtfully.
Demographic indicators within a 3-mile radius point to population growth over the last five years, with households expanding and forecast to continue increasing. A growing and increasingly affluent resident base — with a rising share at higher income brackets — supports a larger tenant pool and can help sustain occupancy and rent levels over a multi-year horizon.
Safety trends are mixed. The neighborhood’s overall crime standing sits below the national median (around the 34th percentile for safety), and its position within the Jacksonville metro is roughly competitive (ranked 122nd among 368 neighborhoods). Property offense levels track near national midrange, while violent offense measures trend weaker than national norms.
Year-over-year, violent incident estimates have shown a recent uptick, so investors should monitor updates and incorporate prudent security and lighting standards in capital plans. As with any submarket assessment, compare property-level measures against peer assets and broader Jacksonville trends to contextualize risk and leasing implications over time.
Regional employment is anchored by logistics and finance employers within commuting range, supporting renter demand through a diversified white-collar base and consistent in-bound workforce. The list below highlights nearby corporate offices relevant to tenant retention and leasing stability.
- Anixter — distribution & supply (14.9 miles)
- CSX — rail & transportation (15.4 miles) — HQ
- Fidelity National Financial — financial services (16.0 miles) — HQ
- Fidelity National Information Services — financial technology (16.0 miles) — HQ
This 32-unit asset in Atlantic Beach offers exposure to a high-income, school-competitive neighborhood where occupancy remains solid and renter demand is sustained by a high-cost ownership market. According to CRE market data from WDSuite, neighborhood rent levels rank high nationally while rent-to-income dynamics appear comparatively manageable, supporting renewals and measured pricing power.
Built in 1975, the property is slightly older than surrounding stock, creating an avenue for targeted value-add and systems upgrades to enhance competitiveness. Within a 3-mile radius, population and household counts have grown and are projected to expand further, indicating a larger tenant base that can support occupancy stability over the medium term. Key risks include mixed safety trends and the neighborhood’s substantial owner-occupancy, which can limit the immediate renter pool and warrants careful leasing strategy.
- Stable neighborhood occupancy with high-income tenant base supporting renewals
- High home values reinforce reliance on rentals, aiding pricing power
- 1975 vintage allows targeted value-add to elevate rents and retention
- 3-mile demographics show growing households, expanding the renter pool
- Risks: mixed safety trends and moderate renter concentration call for disciplined leasing and security planning