| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 58th | Good |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4083 Sunbeam Rd, Jacksonville, FL, 32257, US |
| Region / Metro | Jacksonville |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2019-08-30 |
| Transaction Price | $63,500,000 |
| Buyer | MANDARIN PROPERTY HOLDINGS LLC |
| Seller | RESERVE AT MANDARIN LLC |
4083 Sunbeam Rd Jacksonville Multifamily Investment
Stable renter demand and high neighborhood occupancy point to leasing durability, according to WDSuite’s CRE market data, with a renter-heavy pocket that supports consistent absorption.
Located in Jacksonville’s inner suburb corridor, the property benefits from a neighborhood profile that is above metro median on several renter-relevant factors. Neighborhood occupancy is in the top quartile among 368 metro neighborhoods, signaling strong leasing velocity and low downtime risk at the submarket level rather than the property itself.
Amenities skew practical: grocery and pharmacy access rank competitively in the metro and score well versus national peers, while cafes and parks are limited. For investors, this mix favors day‑to‑day convenience over lifestyle retail, which can still support resident retention in workforce housing.
Tenure dynamics are a tailwind. The neighborhood shows a very high share of renter‑occupied housing units (top percentile nationally), indicating a deep local tenant base. Within a 3‑mile radius, demographics show a broad household mix and a meaningful renter presence around two‑fifths of housing units, which supports ongoing multifamily demand.
Rent levels and incomes land near the middle of the market with solid five‑year rent growth, while the rent‑to‑income relationship indicates manageable affordability pressure relative to national norms—helpful for retention and collections. Home values are moderate for Jacksonville; ownership is attainable for some households, which can introduce competition, but the neighborhood’s high renter concentration and steady occupancy mitigate near‑term leasing risk.
Schools score below average versus both metro and national benchmarks, which may matter less for smaller unit mixes or workforce‑oriented assets but is a consideration for family‑oriented leasing strategies.
Safety trends should be evaluated carefully. The neighborhood’s crime positioning is below the metro median (ranked 215 out of 368 metro neighborhoods) and sits in a lower national safety percentile, indicating comparatively higher reported incidents than many peer areas. One‑year changes in both property and violent offense estimates show recent upward movement, suggesting investors should underwrite with conservative assumptions and emphasize on‑site security and resident screening.
As always, these figures reflect neighborhood‑level patterns rather than conditions specific to the property, and investors may offset risk through operational measures and targeted capital improvements.
Proximity to established employers supports a diverse commuter tenant base and can aid leasing stability, particularly among office, logistics, and rail workers. Nearby anchors include Anixter, Fidelity National Financial, Fidelity National Information Services, and CSX.
- Anixter — distribution (7.1 miles)
- Fidelity National Financial — title insurance (8.5 miles) — HQ
- Fidelity National Information Services — fintech (8.5 miles) — HQ
- CSX — railroad HQ and corporate offices (8.6 miles) — HQ
Built in 1986, the asset is older than the neighborhood’s average vintage, creating potential value‑add and capital planning opportunities to enhance competitive positioning against newer stock. Neighborhood occupancy sits in the top quartile locally, with a very high share of renter‑occupied housing units—conditions that historically support stable absorption and reduce lease‑up risk at the neighborhood level. Based on CRE market data from WDSuite, the surrounding area offers practical amenities (grocery and pharmacy access) that reinforce day‑to‑day livability for a workforce tenant base.
Within a 3‑mile radius, recent population and household growth—and projections pointing to further household expansion—signal a larger tenant base over time. While schools rate below average and neighborhood safety metrics trail metro and national benchmarks, these risks can be managed through targeted renovations, resident screening, and operating discipline. Ownership costs are moderate for Jacksonville, which can create some competition with entry‑level ownership; however, high neighborhood renter concentration supports ongoing multifamily demand.
- Top‑quartile neighborhood occupancy among 368 metro neighborhoods supports leasing stability
- Very high renter concentration indicates depth of tenant demand
- 1986 vintage offers value‑add and capex levers to compete with newer stock
- Practical amenity access (grocery/pharmacy) supports day‑to‑day livability and retention
- Risks: below‑average school ratings and safety metrics; underwrite conservatively and plan targeted operations