| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 54th | Good |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4806 Kingsbury St, Jacksonville, FL, 32205, US |
| Region / Metro | Jacksonville |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2018-11-14 |
| Transaction Price | $2,720,000 |
| Buyer | BDEP MURRAY HILL LLC |
| Seller | KINGSBURY HOLDINGS LLC |
4806 Kingsbury St Jacksonville Multifamily Investment
Positioned in an inner-suburb pocket of Jacksonville, this 20-unit asset benefits from a sizable renter base and accessible rent levels in the surrounding neighborhood, according to WDSuite’s CRE market data. Neighborhood occupancy has been relatively stable, supporting steady leasing fundamentals for workforce-oriented product.
The property sits in an Inner Suburb area of Jacksonville rated C+ among 368 metro neighborhoods. Neighborhood occupancy is in the upper-30s for renter-occupied housing share, indicating a meaningful tenant base; this is a neighborhood-level metric, not the property. Median rents in the neighborhood remain on the accessible side, which can support absorption and retention but may temper near-term pricing power.
Daily needs are well covered: grocery access ranks competitively (near the top decile nationally), and childcare density is strong, while cafes, restaurants, parks, and pharmacies are sparse. For investors, this mix supports workforce living needs even as lifestyle amenities are thinner than more urban submarkets.
Within a 3-mile radius, population and households have grown over the past five years, with forecasts pointing to continued population growth and a larger household count by the next five-year period. A growing household base and slightly smaller average household size translate to a wider pool of prospective renters and can support occupancy stability at comparable properties.
Home values in the neighborhood are moderate relative to income, with value-to-income metrics above national medians. In practice, a high-cost ownership market at the neighborhood level tends to reinforce reliance on rental housing, which can aid tenant retention. Rent-to-income levels are manageable for many households, suggesting balanced affordability pressure for lease management. Based on commercial real estate analysis from WDSuite, this positioning favors steady demand for well-managed, functionally competitive units.
Vintage context: the asset’s 1972 construction is newer than the neighborhood’s average vintage in the 1960s. That positioning can help competitiveness versus older stock, though selective system upgrades and common-area refreshes may be warranted to meet today’s renter expectations.
Safety trends at the neighborhood level track below national norms (approximately low-teens percentile nationwide), indicating elevated crime relative to many U.S. neighborhoods. Year-over-year measures show recent increases in both property and violent offenses in the area. These are neighborhood-level indicators and not specific to the property.
Investors typically underwrite for enhanced security practices, lighting, and tenant screening to support retention and protect operations in submarkets with similar readings. Comparing performance to other Jacksonville neighborhoods can help calibrate expense assumptions and leasing strategy.
- Fidelity National Financial — financial services (3.34 miles) — HQ
- Fidelity National Information Services — financial technology (3.34 miles) — HQ
- CSX — rail transportation (4.05 miles) — HQ
- Anixter — distribution (16.94 miles)
This 20-unit, 1972-vintage asset aligns with durable workforce demand in Jacksonville’s inner suburbs. Neighborhood renter-occupied housing share is meaningful and household growth within a 3-mile radius is projected to expand further, supporting a larger tenant base and stable leasing. Ownership costs in the area sit on the higher side relative to incomes, which typically sustains reliance on rental housing and can aid retention for well-managed properties.
Accessible neighborhood rent levels point to steady absorption and renewal potential, while the asset’s vintage is newer than much of the surrounding stock, offering competitive positioning with room for targeted value-add. According to CRE market data from WDSuite, these fundamentals are consistent with submarkets that maintain occupancy even amid shifting economic cycles, though thinner lifestyle amenities and below-average safety readings warrant prudent expense planning and active management.
- Growing 3-mile household base expands the local renter pool and supports occupancy stability
- Neighborhood ownership costs versus incomes reinforce rental demand and renewal prospects
- 1972 construction newer than area average, with potential for targeted value-add to enhance competitiveness
- Accessible neighborhood rents support absorption, with upside tied to execution and renovations
- Risks: thinner amenity mix and below-national safety metrics require active management and security investment