| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 54th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Brookhaven Ct N, Palm Coast, FL, 32164, US |
| Region / Metro | Palm Coast |
| Year of Construction | 2008 |
| Units | 26 |
| Transaction Date | 2021-12-28 |
| Transaction Price | $33,100,000 |
| Buyer | TEG AT BROOKHAVEN LLC |
| Seller | BROOKHAVEN DEVELOPMENT LAND LTD |
101 Brookhaven Ct N Palm Coast Multifamily Opportunity
Neighborhood occupancy around 96% and a moderate renter-occupied share point to steady leasing conditions in this part of Palm Coast, according to WDSuite’s CRE market data.
Set within the Deltona–Daytona Beach–Ormond Beach metro, the neighborhood carrying an A- rating ranks 39 out of 159 metro neighborhoods, placing it above the metro median and competitive locally. It is a suburban setting with a serviceable amenity mix: cafe and grocery access trends above national midpoints, while parks and childcare options are comparatively limited. Average school ratings hover near 3.0 out of 5 and rank 16 of 159 in the metro (slightly above average nationally), supporting family appeal without being the primary draw.
For investors, the key fundamentals are rent and occupancy. Neighborhood occupancy of roughly 96% sits in the top quartile nationally and is competitive among Deltona–Daytona Beach–Ormond Beach neighborhoods (rank 20 of 159). Rents benchmark above many peers (national percentile low-70s) with multi‑year growth momentum, suggesting continued pricing power management while keeping an eye on lease retention.
Within a 3‑mile radius, population and households have expanded meaningfully over the last five years, and projections indicate further population growth and a larger household base by 2028. Smaller average household sizes point to more, but slightly smaller, households — a dynamic that typically broadens the renter pool and supports occupancy stability.
Ownership costs in the neighborhood trend elevated versus incomes (value‑to‑income ratio near the upper national percentiles), which tends to reinforce reliance on rentals. At the same time, rent-to-income ratios track near manageable levels locally, a mix that can aid retention and reduce turnover risk. Together, these factors outline durable renter demand with some sensitivity to amenity and quality positioning.
Safety indicators sit mixed in a comparative context. The neighborhood’s crime rank is 40 out of 159 metro neighborhoods, indicating it is not among the safest locally relative to the metro distribution, while national positioning trends modestly better than the midpoint (around the 55th percentile). Property offenses track in a stronger national position than violent offenses, and recent data show a year‑over‑year decline in violent offense rates, according to WDSuite’s CRE market data.
For investors, this suggests typical suburban risk management considerations: emphasize lighting, access control, and resident programming, while noting that recent trends in violent offenses are improving. Always underwrite to submarket‑level patterns rather than block‑level assumptions.
Built in 2008 and totaling 26 units, the property enters a neighborhood with above‑median metro positioning and occupancy around 96%, which is top quartile nationally. The 3‑mile area has seen notable population and household growth with forecasts indicating further renter pool expansion, supporting leasing stability. Based on CRE market data from WDSuite, rents benchmark above national midpoints with multi‑year growth, while rent‑to‑income levels remain manageable — a combination that can support retention if quality is maintained.
Given the neighborhood’s relatively newer average housing stock, a 2008 vintage may benefit from selective renovations or system upgrades to stay competitive against post‑2015 assets. Elevated ownership costs versus incomes bolster multifamily demand, but investors should account for amenity gaps (notably parks and childcare) and monitor local safety positioning within the metro during underwriting.
- Occupancy near 96% and competitive metro ranking support stable cash flow potential.
- 3‑mile population and household growth, with further increases projected by 2028, expand the tenant base.
- Rents above national midpoints and manageable rent‑to‑income ratios aid pricing power and retention.
- 2008 vintage offers value‑add via targeted renovations to compete with newer stock.
- Risks: amenity gaps and mid‑pack metro safety ranking warrant prudent operations and underwriting.