| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Good |
| Demographics | 21st | Poor |
| Amenities | 14th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5445 Brown St, Graceville, FL, 32440, US |
| Region / Metro | Graceville |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | 2010-09-10 |
| Transaction Price | $1,100,000 |
| Buyer | LITTLE OAKS REDEVELOPMENT LTD |
| Seller | GRACELAND MANOR APARTMENTS LTD |
5445 Brown St, Graceville FL Multifamily
Renter concentration in the surrounding neighborhood is elevated and supports depth of tenant demand, while neighborhood occupancy trends sit near the metro middle, according to WDSuite’s CRE market data. This positions the asset for stable leasing with prudent management and cost control informed by commercial real estate analysis.
The property sits in a Suburban neighborhood in Graceville with a C+ neighborhood rating. Based on 34 neighborhoods in the Jackson County metro, the area ranks 23rd overall, signaling a modest but serviceable location for workforce housing. Neighborhood occupancy is mid-pack, which suggests leasing stability is achievable with competitive pricing and asset upkeep.
Renter-occupied housing represents a comparatively large share of units locally, placing the neighborhood in the top quartile among 34 metro neighborhoods and around the top quartile nationally. For investors, this points to a deeper tenant pool and potential resilience in demand for smaller-format units.
Local amenities are limited by national standards: grocery access is moderate, restaurant density is roughly middle-of-the-road, and cafes, parks, and pharmacies are sparse. Average school ratings trail national norms, which can modestly temper family-driven demand but typically has less impact on studios and smaller units.
Home values benchmark below national medians in this neighborhood, which can introduce some competition from ownership options. Even so, rent-to-income levels track near the national middle, a setup that can support retention and steady collections when rent growth remains in line with local incomes. Demographic indicators within a 3-mile radius reflect a smaller population base and lower household incomes versus national averages; for multifamily investors, this favors value-oriented positioning and disciplined expense management.
Comparable neighborhood-level crime data is not available from WDSuite for this location. Investors should evaluate safety by referencing county and metro benchmarks, recent trend direction, and on-the-ground observations, keeping comparisons at the neighborhood scale rather than block-by-block.
Built in 1980, the asset offers an older vintage profile that can benefit from targeted renovations and system upgrades to enhance competitiveness against newer stock. The surrounding neighborhood shows a relatively high share of renter-occupied units, pointing to a durable tenant base; meanwhile, neighborhood occupancy sits near the metro middle, indicating that performance will be driven by effective operations and value-oriented positioning.
Lower local home values may increase competition from ownership, but rent-to-income levels near the national middle support retention when rents are kept aligned with incomes. According to CRE market data from WDSuite, amenity density is modest and schools underperform national norms, reinforcing the case for a practical, affordability-focused strategy and attention to resident experience to sustain occupancy.
- Elevated renter concentration underpins a deeper tenant pool and potential leasing durability.
- 1980 vintage presents value-add potential through targeted interior and system upgrades.
- Neighborhood occupancy around the metro middle suggests stable performance with disciplined operations.
- Rent-to-income near national norms supports retention when rents align with local incomes.
- Risks: limited amenities and lower school ratings; potential competition from entry-level homeownership.