| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 85th | Best |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 S 13th St, Fernandina Beach, FL, 32034, US |
| Region / Metro | Fernandina Beach |
| Year of Construction | 1986 |
| Units | 38 |
| Transaction Date | 2006-10-30 |
| Transaction Price | $1,940,100 |
| Buyer | CSA RRH LTD |
| Seller | FERNANDINA BEACH RRH LTD |
1105 S 13th St Fernandina Beach 38-Unit Multifamily
Neighborhood-level rents trend above many U.S. peers while rent-to-income remains moderate, according to WDSuite’s CRE market data, suggesting durable renter demand even with a smaller renter base in the area. These signals reflect neighborhood conditions, not the property’s current operations.
Situated in Fernandina Beach within the Jacksonville, FL metro, the neighborhood is rated A and ranks 55 out of 368 metro neighborhoods — competitive among Jacksonville neighborhoods — indicating solid livability fundamentals for retention and leasing. Restaurants and pharmacies score in the mid-70s nationally, while grocery access sits near the 68th percentile, supporting daily convenience that underpins tenant satisfaction and renewal probability.
Schools average 4.0 out of 5 (18 of 368 in the metro), placing the area in the top quartile nationally for school quality, a factor that can stabilize occupancy for larger households. Median neighborhood home values sit in the low-80s national percentile, creating a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power when paired with measured rent-to-income (neighborhood rent-to-income is around the mid-40s percentile).
The neighborhood’s average construction year is 1989. With this property built in 1986, the vintage is slightly older than nearby stock, pointing to potential value-add through interior updates and ongoing capital planning to stay competitive against newer comparables.
Renter-occupied housing is limited locally (neighborhood renter concentration is below the metro median), which can narrow the immediate tenant pool. However, demographics aggregated within a 3-mile radius show population growth of about 10% over the past five years and a projected increase of roughly 9% by 2028, alongside a notable expansion in households. The 3-mile renter share is projected to rise from roughly 16% to about 24% by 2028, indicating a broadening renter base that can support absorption and occupancy stability.
Neighborhood median contract rents rank in the high-70s percentile nationwide while rent-to-income remains moderate, a combination that can support rent growth without overextending tenants. According to CRE market data from WDSuite, occupancy at the neighborhood level trails national leaders, so operators should emphasize leasing execution and renewals while leveraging strong amenities and schools to support retention.
Comparable neighborhood-level safety metrics are not available in the current WDSuite release for this area. Investors typically benchmark conditions against Jacksonville metro and county sources to understand how trends compare regionally over time. Absent consistent data, underwriting should focus on property-level controls, visibility, and management practices rather than block-level assumptions.
Access to Jacksonville’s corporate corridor provides a diversified employment base that can feed renter demand, with major headquarters within commuting distance. Notable employers include CSX, Fidelity National Financial, Fidelity National Information Services, and Anixter.
- CSX — transportation & logistics HQ (26.1 miles) — HQ
- Fidelity National Financial — title & financial services (26.7 miles) — HQ
- Fidelity National Information Services — fintech & payments (26.7 miles) — HQ
- Anixter — distribution & industrial supply (36.2 miles)
This 38-unit, 1986-vintage property benefits from strong neighborhood livability (A rating; competitive among Jacksonville neighborhoods), top-quartile schools, and a high-cost ownership backdrop that supports rental demand. Neighborhood median rents rank well nationally while rent-to-income remains moderate, indicating room for disciplined rent growth and healthy renewal prospects. Based on CRE market data from WDSuite, neighborhood occupancy runs below top national tiers, making leasing execution and renewal strategy key value drivers.
Demographics aggregated within a 3-mile radius point to population growth and a sizable increase in households through 2028, alongside a projected rise in renter share — expanding the tenant base over time. With slightly older vintage than nearby stock, a focused value-add and systems modernization plan can sharpen competitive positioning versus newer comparables.
- Strong neighborhood fundamentals: A rating and top-quartile schools support retention
- High-cost ownership market reinforces renter reliance and pricing power
- 3-mile radius shows growing households and a rising renter share, supporting absorption
- 1986 vintage offers value-add and capital planning opportunities to compete with newer stock
- Risk: neighborhood renter concentration is lower and occupancy is below top tiers — execution on leasing and renewals is critical