| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 86th | Best |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4870 Deer Lake Dr E, Jacksonville, FL, 32246, US |
| Region / Metro | Jacksonville |
| Year of Construction | 2013 |
| Units | 76 |
| Transaction Date | 2016-08-15 |
| Transaction Price | $75,800 |
| Buyer | REAL DEAL VENTURES LLC |
| Seller | DAWSON ADAM D |
4870 Deer Lake Dr E Jacksonville Multifamily Investment Opportunity
Positioned in an inner-suburb corridor with strong amenities and a deep renter base, the asset benefits from durable demand and a newer 2013 vintage, according to WDSuite’s CRE market data.
This inner-suburb location in Jacksonville delivers convenience and daily-life amenities that support leasing. Neighborhood amenity access ranks competitively within the metro (top tier by rank 5 out of 368), and national benchmarks place the area in the upper percentiles for restaurants, groceries, pharmacies, and cafes. For investors, this breadth of services tends to reinforce tenant retention and day-to-day livability.
The submarket’s housing stock trends newer than much of the metro (average construction year 2002), and the subject’s 2013 vintage positions it competitively versus older properties while still warranting routine mid-life system updates as part of capital planning. Neighborhood occupancy is softer than national benchmarks, but the share of renter-occupied housing units is high (competitive nationally), indicating a sizable tenant base for multifamily operators.
Demographic statistics aggregated within a 3-mile radius show population and household growth over the last five years, with forecasts calling for continued increases through 2028. A larger working-age cohort and expanding households point to renter pool expansion that can support occupancy stability and absorption. Household sizes skew smaller locally, which can favor efficient floor plans.
Home values are lower relative to many U.S. neighborhoods, and rent-to-income levels sit at a manageable range for many renters. In practice, this can support lease retention and measured pricing power, though a more accessible ownership landscape can increase competition at certain rent tiers. Overall, based on CRE market data from WDSuite, the neighborhood reads as amenity-rich with solid renter demand fundamentals and selective competitive pressures to underwrite.
Safety indicators for the neighborhood trail national averages, with national percentiles placing the area below most U.S. neighborhoods. Within the Jacksonville metro context, recent ranks indicate the neighborhood sits in a lower tier among 368 neighborhoods. Investors should account for this in underwriting via security measures, tenant screening, and marketing that emphasizes on-site management and visibility.
Trends can shift over time; monitoring neighborhood-level patterns alongside property-level controls is prudent. Comparative safety positioning should be considered alongside the area’s amenity access and workforce demand drivers when assessing leasing velocity and retention.
Nearby corporate offices provide a steady employment base and commuter convenience that can support multifamily demand and retention, including CSX, Anixter, and two Fidelity National corporate entities.
- CSX — corporate offices (8.3 miles) — HQ
- Anixter — corporate offices (8.4 miles)
- Fidelity National Financial — corporate offices (8.6 miles) — HQ
- Fidelity National Information Services — corporate offices (8.6 miles) — HQ
The property’s 2013 construction offers competitive positioning versus older area stock while remaining within the neighborhood’s newer-housing profile. Amenity density is a clear strength, and a high concentration of renter-occupied units in the neighborhood signals depth of tenant demand even as overall occupancy is below national benchmarks. According to commercial real estate analysis from WDSuite, the area’s service access and renter concentration support leasing durability, with prudent attention to concessions and renewal strategies.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, expanding the renter pool and supporting absorption. Lower ownership costs relative to many U.S. neighborhoods may create competition at certain rent bands, but they also help keep rent-to-income levels manageable, which can aid retention and reduce turnover costs.
- 2013 vintage enhances competitive standing versus older stock; plan for mid-life system upkeep and selective value-add.
- Amenity-rich inner suburb with strong restaurant, grocery, and pharmacy access supports tenant satisfaction and renewals.
- High renter-occupied share indicates depth of multifamily demand despite softer neighborhood occupancy.
- 3-mile demographic growth and forecasts point to renter pool expansion and absorption support.
- Risk: Safety indicators trail national norms; underwrite for security measures and targeted marketing.