| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 59th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4901 Sunbeam Rd, Jacksonville, FL, 32257, US |
| Region / Metro | Jacksonville |
| Year of Construction | 2004 |
| Units | 28 |
| Transaction Date | 2020-10-30 |
| Transaction Price | $32,000,000 |
| Buyer | SREIT THOMAS CHASE APARTMENTS LLC |
| Seller | VESTCOR FUND XIX LTD |
4901 Sunbeam Rd Jacksonville Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and occupancy stability in the surrounding area, according to WDSuite’s CRE market data. Insights reflect neighborhood-level conditions rather than the property itself, with trends pointing to durable leasing supported by a sizable renter base.
Positioned in Jacksonville’s inner suburbs, the surrounding neighborhood ranks 80th out of 368 metro neighborhoods—top quartile locally—signaling solid overall livability and investment appeal for workforce and middle-market renters. The area’s housing stock is newer than many Jacksonville peers on average, and a 2004 vintage at the property level should be competitively positioned against the neighborhood’s 1982 average, while investors may still plan for mid-life system updates and select modernization.
Amenity access is competitive among Jacksonville neighborhoods (rank thresholds place groceries, restaurants, and cafes within the stronger cohort), supporting day-to-day convenience and tenant retention. However, park and pharmacy availability is limited within the immediate neighborhood, which may influence how operators position on-site amenities and resident services.
Neighborhood occupancy measures 94.2% and has improved over the past five years; this reflects area conditions rather than property performance and sits above national norms in WDSuite’s dataset. Renter-occupied housing accounts for about 57% of neighborhood units (top decile nationally), indicating a deep tenant base that typically supports leasing velocity across cycles.
Within a 3-mile radius, population and households have expanded over the last five years and are projected to grow further by 2028. Household sizes are trending smaller, which often supports demand for multifamily units and helps sustain occupancy stability. Elevated home values relative to incomes in the neighborhood context point to a high-cost ownership market, which tends to reinforce renter reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can aid lease retention.
Safety indicators for the neighborhood sit below metro and national averages based on WDSuite’s data. The neighborhood’s crime rank is in the lower tier among 368 Jacksonville neighborhoods, and national percentiles indicate higher crime exposure relative to many areas nationwide.
For investors, this typically warrants thoughtful operating plans—such as lighting, access controls, and community engagement—to support resident experience and retention. Monitoring trend movements is prudent given recent year-over-year increases reported at the neighborhood level.
Proximity to diversified employers supports commuter convenience and a stable renter pool, with access to logistics/distribution and major corporate offices that underpin weekday demand and lease retention.
- Anixter — distribution and electrical supplies (6.1 miles)
- CSX — rail & transportation corporate offices (9.4 miles) — HQ
- Fidelity National Financial — title & insurance services (9.4 miles) — HQ
- Fidelity National Information Services — fintech & payments (9.4 miles) — HQ
The investment case centers on durable renter demand, competitive neighborhood positioning, and a property vintage that outpaces local averages. According to CRE market data from WDSuite, neighborhood occupancy trends are above national norms and have improved over the last five years, while the renter-occupied share is high—both factors that typically support leasing stability. Elevated ownership costs in the neighborhood context further sustain reliance on rentals, and 3-mile demographic growth points to a larger tenant base ahead. Built in 2004, the asset benefits from relatively newer construction versus the area’s 1980s-era average, with prudent capital planning for mid-life systems and selective upgrades to maintain competitiveness.
Forward-looking demand is reinforced by projected increases in population and households within 3 miles by 2028 and shrinking household sizes, which often favor multifamily absorption. Operators should weigh neighborhood safety trends and localized amenity gaps (notably parks and pharmacies) in underwriting and operations, aligning security, on-site offerings, and pricing strategy to income and affordability dynamics.
- Neighborhood in the top quartile among 368 Jacksonville neighborhoods, supporting investor confidence
- Occupancy at the neighborhood level above national norms with a sizable renter-occupied share
- 2004 vintage offers competitive positioning versus older area stock with manageable modernization scope
- 3-mile demographic growth and smaller household sizes support renter pool expansion and leasing stability
- Risks: below-average safety indicators and limited nearby parks/pharmacies require thoughtful operations and amenities