| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 39th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8291 Dames Point Crossing Blvd N, Jacksonville, FL, 32277, US |
| Region / Metro | Jacksonville |
| Year of Construction | 2006 |
| Units | 36 |
| Transaction Date | 2012-08-23 |
| Transaction Price | $16,414,200 |
| Buyer | ATLANTIC MULTI FAMILY II LLC |
| Seller | VMHF JACKSONVILLE LLC |
8291 Dames Point Crossing Blvd N Jacksonville Multifamily Investment
Neighborhood occupancy is competitive within Jacksonville and in the top quartile nationally, supporting stable cash flow dynamics for a 36-unit asset, according to WDSuite’s CRE market data. Renter concentration at the neighborhood level reinforces demand depth, while mid-market pricing provides room for disciplined revenue management.
Positioned in an inner-suburb pocket of Jacksonville, the neighborhood posts strong occupancy and an above-median neighborhood rating within the metro. With an occupancy rank of 62 out of 368 Jacksonville neighborhoods, it is competitive locally and sits in the top quartile nationally for occupancy — a constructive signal for lease-up and retention. Renter-occupied housing accounts for roughly half of units in this neighborhood (rank 60 of 368), indicating a deep tenant pool for multifamily owners.
Amenity access tilts favorable for daily needs: grocery density ranks near the top of the metro and around the 90th percentile nationally, with cafes and restaurants also outpacing national averages. Park and pharmacy access score low within the metro, which may modestly affect lifestyle appeal; investors can offset some of this with on-site conveniences and service offerings.
Demographic indicators aggregated within a 3-mile radius show population and household growth over the last five years, with forecasts pointing to further gains by 2028. A larger household base and rising incomes in the radius suggest a growing renter pool that can support occupancy stability and steady absorption. Household sizes have edged lower, which typically supports sustained demand for smaller-unit product.
Ownership costs are moderate in this submarket context, which can create some competition from entry-level ownership. Still, rent-to-income levels are manageable and, based on commercial real estate analysis from WDSuite, mid-market rents in this neighborhood have risen over the past five years — a backdrop that supports measured pricing power and lease retention for well-managed assets.
Built in 2006, the property’s vintage is newer than the neighborhood average (1995). That positioning can improve competitiveness versus older stock, though investors should plan for targeted systems updates and light modernization to maintain an edge and capture value-add upside.
Safety trends should be weighed alongside demand drivers. The neighborhood’s crime profile ranks 152 out of 368 Jacksonville neighborhoods, indicating below-average safety locally and a lower national percentile. Recent year-over-year estimates point to increases in both property and violent offenses, so underwriting should incorporate conservative assumptions for security measures and operating contingencies.
For investors, the key is relative positioning: properties that emphasize access control, lighting, and resident engagement can differentiate in areas that trail metro safety benchmarks. Monitoring trend direction and comparing against nearby submarkets will help calibrate risk and potential NOI impacts over the hold period.
Proximity to major employers supports commuter convenience and steady renter demand, led by rail and logistics, financial services headquarters, and distribution. The following anchors are within a typical drive and align with the neighborhood’s workforce housing profile.
- CSX — rail & logistics (6.8 miles) — HQ
- Fidelity National Financial — financial services (7.5 miles) — HQ
- Fidelity National Information Services — financial technology (7.5 miles) — HQ
- Anixter — distribution & electrical (15.3 miles)
This Jacksonville asset benefits from neighborhood-level occupancy that is competitive among 368 metro neighborhoods and in the top quartile nationally, with renter concentration supporting demand depth. According to CRE market data from WDSuite, amenity access is favorable for groceries, cafes, and restaurants, while parks and pharmacies are limited — factors to consider when shaping on-site offerings and services.
The 2006 vintage offers a relative edge versus older local stock, with potential to capture value through selective renovations and systems refreshes. Within a 3-mile radius, population and household growth — alongside rising incomes — point to a larger tenant base over the next several years, supporting occupancy stability and measured rent growth. Affordability is mid-market for Jacksonville, implying some competition from ownership, but a balanced rent-to-income backdrop can aid lease retention for well-managed properties.
- Competitive neighborhood occupancy and deep renter base support stability
- 2006 construction provides positioning edge with targeted value-add potential
- 3-mile demographic growth expands the tenant pool and absorption runway
- Amenity access strong for daily needs; on-site features can offset park/pharmacy gaps
- Risks: below-metro safety ranking and moderate ownership competition warrant conservative underwriting