| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 51st | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10263 Whispering Forest Dr, Jacksonville, FL, 32257, US |
| Region / Metro | Jacksonville |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 1994-04-29 |
| Transaction Price | $53,000 |
| Buyer | CHAPLIN RODNEY |
| Seller | COLEMAN EDWIN D |
10263 Whispering Forest Dr Jacksonville Multifamily Investment
Neighborhood renter concentration is elevated and homeownership costs are comparatively high, supporting steady tenant demand according to WDSuite’s CRE market data. Occupancy in the surrounding area trends near the national middle, suggesting stable—but competitive—leasing dynamics.
Located in Jacksonville’s inner suburbs, the property sits in a neighborhood rated A- and ranks 89th of 368 metro neighborhoods—placing it in the top quartile among local peers. For investors, that positioning typically reflects balanced fundamentals and a broad renter base rather than outsized volatility.
Daily needs are convenient: restaurants and essential retail are strong for the area (restaurants density ranks high locally, with groceries and pharmacies also well represented), while parks and cafes are relatively limited. These dynamics point to serviceable livability with emphasis on food and errands over recreation, supporting everyday convenience for residents.
Renter-occupied share in the neighborhood is 42.6% (above the 80th percentile nationally), indicating a deep tenant pool and consistent multifamily demand. Reported occupancy for the neighborhood is around the national midpoint, signaling generally stable operations but ongoing competition for renters—an environment where targeted upgrades and leasing execution matter.
Within a 3-mile radius, recent population and household growth has been positive and is projected to continue, with households expected to expand further over the next five years. Rising median incomes and increasing contract rents in the 3-mile area suggest improving spending capacity alongside some affordability pressure—conditions that can support retention and moderate pricing power when managed carefully. Median home values and the local value-to-income ratio sit on the higher side for the area, reinforcing renter reliance on multifamily housing and helping sustain demand.
The asset’s 1987 construction is older than the neighborhood’s average vintage (2002), pointing to potential value-add opportunity via unit and system updates. Thoughtful capital planning can improve competitive positioning versus newer stock while targeting rent premiums appropriate for the submarket.
Safety trends warrant monitoring. Compared with neighborhoods nationwide, this area sits in lower safety percentiles (violent and property offenses track below national norms), and within Jacksonville it ranks near the middle of 368 neighborhoods. For investors, this suggests underwriting for security measures, lighting, access control, and community engagement may support tenant retention and leasing.
Use comparative framing in diligence: trends indicate the neighborhood is not among the metro’s safest cohorts, but also not at the bottom. Reviewing recent police blotters and property-level incident logs alongside insurance quotes can help calibrate operating assumptions.
Nearby employers include Anixter and three major headquarters—Fidelity National Financial, Fidelity National Information Services, and CSX—which broaden the white-collar employment base and support renter demand through commute convenience.
- Anixter — distribution & technology solutions (6.1 miles)
- Fidelity National Financial — financial services (9.8 miles) — HQ
- Fidelity National Information Services — financial technology (9.8 miles) — HQ
- CSX — rail transportation (9.9 miles) — HQ
This 24-unit, 1987-vintage asset offers a straightforward value-add story in a Jacksonville neighborhood with balanced fundamentals: renter concentration is high for the area, neighborhood occupancy trends near the national middle, and ownership costs remain elevated relative to incomes—factors that support a durable renter base. According to CRE market data from WDSuite, area amenities skew toward restaurants and essential retail with limited parks, aligning with workforce housing preferences.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, with rents and incomes trending upward—conditions that can underpin occupancy stability and selective rent lifts when paired with targeted renovations. The property’s older vintage relative to nearby stock (average 2002) suggests scope for interior refreshes and system upgrades to improve competitiveness and NOI.
- Established renter base and sustained demand supported by higher local homeownership costs
- Value-add potential from 1987 construction versus newer neighborhood average
- 3-mile population and household growth support tenant pipeline and occupancy stability
- Amenity mix favors everyday convenience (restaurants, groceries, pharmacies) aiding resident retention
- Risk: safety metrics trail national norms—plan for security/insurance and conservative underwriting