| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 64th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8685 Baymeadows Rd E, Jacksonville, FL, 32256, US |
| Region / Metro | Jacksonville |
| Year of Construction | 2013 |
| Units | 30 |
| Transaction Date | 2012-08-31 |
| Transaction Price | $3,968,700 |
| Buyer | THE HACIENDA CLUB RENTAL COMMUNITY LLC |
| Seller | DISSTON RANCH LTD LLLP |
8685 Baymeadows Rd E Jacksonville Multifamily Investment
Renter concentration is elevated in the surrounding neighborhood, supporting depth of tenant demand, and newer-vintage stock helps competitive positioning, according to WDSuite’s CRE market data.
Situated in Jacksonville’s Inner Suburb cluster, the neighborhood carries an A rating and ranks 19 out of 368 metro neighborhoods — competitive among Jacksonville neighborhoods and comfortably above the metro median. Amenity access is a relative strength, landing in the top quartile nationally, with dining and daily-needs retail nearby that supports resident convenience and leasing velocity.
The area’s housing stock trends newer than much of the metro (average construction year 2002), and the subject property’s 2013 vintage should compare well to older assets, potentially reducing immediate capital needs while offering room for targeted modernization to drive rents. Neighborhood occupancy is around 90.3%, indicating a generally stable backdrop without signaling overheated conditions.
Renter-occupied housing represents roughly 56.4% of neighborhood units, underscoring a sizable tenant base for multifamily owners. Median contract rents in the neighborhood sit near the mid‑$1,500s while the rent‑to‑income ratio is about 0.20, a combination that points to manageable affordability pressure and supports lease retention. Elevated home values relative to income for the area reinforce reliance on rental housing, which can sustain renter demand through cycles.
Within a 3‑mile radius, population and households have expanded meaningfully over the last five years, with households growing faster than population — an indicator of smaller household sizes and a larger renter pool. Forward-looking projections through 2028 call for additional population growth and an increase in households, which should translate into a larger tenant base and support occupancy stability for well-positioned properties, based on CRE market data from WDSuite.
School ratings in the neighborhood track below national norms, which can limit appeal to some family renters, but nearby amenities, professional employment centers, and solid renter demand fundamentals counterbalance this for workforce and young-professional segments.
Safety metrics for the neighborhood trend below national averages, with both property and violent offense indicators sitting in lower national percentiles (a lower percentile indicates comparatively higher crime). Within the Jacksonville metro, the neighborhood’s crime rank is below the metro median when measured against 368 neighborhoods, signaling that safety is a relative watchpoint for underwriting and asset management.
Recent year-over-year changes show increases in estimated offense rates, so investors should account for ongoing monitoring, appropriate security practices, and insurance assumptions. Comparatively framing safety against metro peers and national benchmarks can help calibrate leasing strategy and tenant retention expectations.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for residents, including roles in distribution, rail transportation, and financial technology and services.
- Anixter — distribution corporate offices (5.8 miles)
- CSX — rail transportation corporate offices (11.9 miles) — HQ
- Fidelity National Financial — financial services corporate offices (12.1 miles) — HQ
- Fidelity National Information Services — fintech corporate offices (12.1 miles) — HQ
This 30‑unit, 2013‑built asset benefits from a strong Inner Suburb location that ranks above the metro median and offers top‑quartile amenity access. The property’s newer vintage versus the neighborhood average (2002) provides competitive positioning against older stock and may moderate near‑term capital planning while leaving room for focused value‑add. Neighborhood occupancy around 90% and a renter‑occupied share above half of units point to depth in the tenant base. Within a 3‑mile radius, continued population growth and an expected increase in households through 2028 support ongoing multifamily demand and leasing stability, according to CRE market data from WDSuite.
Affordability metrics are supportive for retention, with neighborhood rent‑to‑income around 0.20 and ownership costs elevated enough to reinforce reliance on rental housing. Key employment centers within a 12‑mile radius broaden the resident draw, which can help sustain absorption and mitigate turnover for a well‑managed, appropriately amenitized property.
- 2013 vintage relative to a 2002 neighborhood average supports competitive positioning and measured capex needs
- Neighborhood ranks 19 of 368 with top‑quartile amenities, aiding leasing and retention
- Renter‑occupied share above half of units and around 90% occupancy support demand depth
- 3‑mile radius shows population and household growth, expanding the tenant base over the next five years
- Risks: below‑average safety metrics and low school ratings warrant underwriting cushions and active management