| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 45th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45171 Brown St, Callahan, FL, 32011, US |
| Region / Metro | Callahan |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 2010-12-10 |
| Transaction Price | $1,144,700 |
| Buyer | PINE TERRACE CALLAHAN LP |
| Seller | PINE TERRACE LTD |
45171 Brown St, Callahan FL — 30-Unit Multifamily Opportunity
Neighborhood occupancy trends are steady and renter demand is supported by growing households in a 3-mile radius, according to WDSuite s CRE market data. Positioning focuses on durable cash flow potential with selective upgrades rather than outsized growth assumptions.
Located in Callahan within the Jacksonville, FL metro, the property sits in a rural neighborhood with a C+ rating (223 of 368 metro neighborhoods). For investors, that signals a stable but modestly positioned submarket where operations and affordability matter more than premium amenity appeal. Neighborhood occupancy is 92.7%, which points to generally reliable leasing conditions rather than a lease-up environment.
Household and demographic trends within a 3-mile radius show a larger tenant base forming: population increased in recent years with households up roughly mid-teens, and projections point to additional household growth over the next five years. Average household size is trending lower, which can increase demand for smaller formats and support occupancy stability across a range of unit types.
Local livability fundamentals are service-oriented rather than lifestyle-driven. Grocery and pharmacy access rank above many neighborhoods nationally, while restaurants are around metro norms; cafes and parks are limited. Public school ratings are a relative strength, landing in the top quartile nationally, which can help retention for family renters and reduce turnover volatility. Median home values sit below many coastal Florida submarkets, suggesting a more accessible ownership market; from an investor standpoint, that can introduce competition for renters, but the neighborhood s rent-to-income profile indicates room for disciplined rent management without acute affordability pressure.
Tenure data indicates a renter-occupied share in the mid-20% range at the neighborhood level, implying a shallower but stable renter pool. For multifamily investors, that points to workforce-oriented demand and the need for targeted marketing and unit programming, rather than relying on deep, urban-style renter concentration. These patterns are based on neighborhood metrics and metro comparisons from WDSuite s commercial real estate analysis.
Neighborhood-level crime metrics for this location are not available in WDSuite for the Jacksonville, FL metro. Investors typically benchmark county and metro trends alongside property-specific security practices and lighting/visibility assessments to contextualize risk. Given the area s rural profile, underwritten assumptions should rely on verified local data sources rather than block-level anecdotes.
As with any suburban or rural asset, prudent approaches include reviewing recent police blotter summaries, confirming landlord-tenant enforcement timelines, and evaluating site lines and access control. Compare findings against broader metro patterns to determine whether risk is above or below regional norms.
The employment base is anchored by major corporate offices in and around Jacksonville, supporting commute-oriented renter demand and leasing stability for workforce households. Nearby anchors include CSX, Fidelity National Financial, Fidelity National Information Services, and Anixter.
- CSX transportation & logistics (18.7 miles) HQ
- Fidelity National Financial insurance & title services (18.7 miles) HQ
- Fidelity National Information Services financial technology (18.7 miles) HQ
- Anixter distribution & electrical supplies (34.1 miles)
This 30-unit, mid-1980s multifamily asset (built 1986) offers durable, workforce-oriented demand in a rural Nassau County setting. Neighborhood occupancy of 92.7% and a renter-occupied share around the mid-20% range suggest steady absorption without deep urban renter concentration. Within a 3-mile radius, households have expanded meaningfully and are projected to grow further, while smaller average household sizes point to sustained demand for efficient floor plans. Median home values are comparatively accessible, which can increase competition from ownership; however, rent-to-income levels indicate headroom for disciplined pricing, supporting retention and cash-flow resilience.
Investors should underwrite light-to-moderate capital plans typical for 1980s vintage interior refresh, common-area updates, and systems modernization where needed to drive rentability and reduce near-term capex surprises. According to CRE market data from WDSuite, local amenities skew toward daily-needs retail rather than lifestyle, so the asset s performance will hinge on affordability, management quality, and targeted marketing to the workforce drawn to Jacksonville s employment core.
- Stable neighborhood occupancy supports steady leasing and cash flow
- 1986 vintage allows value-add through selective interior and systems upgrades
- 3-mile household growth and smaller household sizes expand the renter pool and support occupancy
- Workforce proximity to Jacksonville headquarters anchors demand for commute-friendly housing
- Risks: rural setting with thinner renter concentration and accessible ownership options may temper rent growth