| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Poor |
| Demographics | 45th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45177 Brown St, Callahan, FL, 32011, US |
| Region / Metro | Callahan |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | 2016-09-21 |
| Transaction Price | $1,370,700 |
| Buyer | HALLMARK PINE TERRACE III LLC |
| Seller | PINE TERRACE III LTD |
45177 Brown St Callahan FL Multifamily Investment
Neighborhood occupancy is 92.7% according to WDSuite’s CRE market data, supporting stable operations for a 40‑unit asset in a rural node with commuter access to Jacksonville.
Callahan sits on the northwest edge of the Jacksonville metro with a Rural neighborhood profile and a C+ neighborhood rating (ranked 223 out of 368 metro neighborhoods). Investors should expect a quieter setting with day‑to‑day necessities nearby rather than dense, urban retail. Grocery and pharmacy access scores above national averages (62nd and 72nd percentiles), while restaurants are moderate (60th percentile) and cafes and parks are limited.
Schools in the area are a relative strength, with the neighborhood’s average school rating around 4.0 out of 5 and in the 84th percentile nationally, which can support family‑oriented renter demand and lease retention. Neighborhood occupancy is 92.7% and ranks 167 of 368 locally, placing it above the metro median and indicating generally steady absorption and renewal prospects.
Within a 3‑mile radius, population has grown roughly 5% over five years and households about 16%, pointing to a larger tenant base and additional leasing depth over time. Forecasts through 2028 indicate continued household growth with smaller average household sizes, which tends to support multifamily demand. Median contract rents are lower relative to national peers (28th percentile), and the neighborhood rent‑to‑income ratio sits in the 74th percentile, suggesting manageable rent levels that can aid retention, per multifamily property research from WDSuite.
Ownership costs are comparatively accessible for the region (value‑to‑income near 2.8 and median home values below national midpoints), which can introduce some competition from for‑sale options. Even so, a renter concentration near 24%–28% at the neighborhood/3‑mile scale indicates a stable renter pool, and the 1989 construction vintage of this property is newer than the neighborhood average 1982 stock—supporting competitiveness versus older buildings while still allowing for targeted system upgrades or light value‑add.
Neighborhood‑level crime figures are not available in WDSuite for this area, so investors should benchmark safety using county and metro trend sources and onsite observations. A prudent approach is to compare recent Nassau County and Jacksonville metro reports, confirm patterns over multiple years, and evaluate property‑level measures such as lighting, access control, and visibility.
The employment base draws largely from Jacksonville’s core, with several major corporate headquarters and offices within roughly 19–35 miles—supporting commuter demand and lease stability for workforce renters. Nearby employers include CSX, Fidelity National Financial, Fidelity National Information Services, and Anixter.
- CSX — rail & transportation HQ offices (18.7 miles) — HQ
- Fidelity National Financial — title & insurance services (18.7 miles) — HQ
- Fidelity National Information Services — fintech & payment services (18.7 miles) — HQ
- Anixter — distribution & electrical supplies (34.2 miles)
45177 Brown St offers a 40‑unit, late‑1980s asset in a rural Nassau County setting with access to Jacksonville’s employment centers. Neighborhood occupancy of 92.7% sits above the metro median, and schools test well versus national peers—factors that generally support retention and family‑oriented demand. Within a 3‑mile radius, recent population and household growth, together with forecasts calling for further household gains and smaller household sizes, point to a gradually expanding renter base over the medium term.
Rents index below national norms and the rent‑to‑income ratio points to manageable housing costs, which can sustain occupancy even if it moderates near‑term pricing power. The 1989 vintage is newer than the surrounding 1982 average, suggesting relative competitiveness versus older local stock; targeted renovations or system updates could unlock additional value without full repositioning. According to commercial real estate analysis from WDSuite, these fundamentals align with a steady, cash‑flow‑oriented profile, with key watchpoints around the rural location and limited amenity density.
- Above‑median neighborhood occupancy supports leasing stability
- 3‑mile population and household growth expand the tenant base
- Rent levels and rent‑to‑income suggest retention and steady cash flow
- 1989 vintage offers competitive position with light value‑add potential
- Risk: rural setting and limited amenities may temper rent growth