| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Poor |
| Demographics | 28th | Poor |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 37083 Pinetree Dr, Hilliard, FL, 32046, US |
| Region / Metro | Hilliard |
| Year of Construction | 1981 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
37083 Pinetree Dr Hilliard Multifamily Value-Add Opportunity
Neighborhood occupancy is near the metro median and renter demand is supported by a growing tenant base, according to WDSuite’s CRE market data. For investors, the combination of attainable rents and stable fundamentals in rural Nassau County points to steady operations with measured upside.
Hilliard sits within the Jacksonville, FL metro and this rural neighborhood scores below the metro median on overall ratings, yet it maintains neighborhood occupancy around the metro midpoint. That balance suggests existing renter demand is present, though leasing velocity may be more sensitive to property quality and pricing than in core urban submarkets, based on CRE market data from WDSuite.
Within a 3-mile radius, roughly two-fifths of housing units are renter-occupied, indicating a meaningful renter-occupied base that can support small to mid-sized multifamily assets. Population and household counts have softened recently in this radius, but forward-looking projections indicate growth in both population and households, which would expand the local renter pool and support occupancy stability if realized.
Amenities are limited locally (few cafes, parks, or childcare options), so residents rely on nearby towns for services. Median household income trends land near the national middle, and the neighborhood’s rent-to-income positioning indicates relatively low affordability pressure for renters—an investor-positive for retention and measured pricing power. Median home values in the area are modest by national standards, which can introduce some competition from ownership; effective leasing and resident experience can mitigate this dynamic.
The property’s 1981 vintage is newer than much of the area’s older housing stock. That relative positioning can be competitive against legacy inventory, while still benefiting from targeted renovations to interiors and systems to enhance rentability and reduce near-term capex surprises.
Comparable neighborhood-level safety data is not available in this dataset for direct ranking against other Jacksonville neighborhoods. Investors typically benchmark conditions using county and metro trend resources and on-the-ground diligence to understand patterns over time rather than block-level snapshots.
Framing safety through a regional lens helps set resident expectations and leasing strategy, particularly in rural locations where incident counts can be volatile year to year. Pairing third-party trend data with property-level measures (lighting, access control, and activation) can support resident retention and reputation.
Regional employment is anchored by logistics and financial services nodes in the Jacksonville area, which can support workforce housing demand for residents commuting from Hilliard. Key employers include CSX and large financial firms, plus regional distribution operations.
- CSX — rail & logistics (28.8 miles) — HQ
- Fidelity National Financial — financial services (28.9 miles) — HQ
- Fidelity National Information Services — financial technology (28.9 miles) — HQ
- Anixter — distribution (44.3 miles)
This 44-unit, 1981-vintage asset offers a practical blend of in-place demand and value-add potential. Neighborhood occupancy trends sit near the metro median in Jacksonville, while rent-to-income positioning indicates headroom for thoughtful upgrades without overextending residents. The building’s age is newer than the area’s older stock, suggesting competitive standing with scope for selective renovations to drive rentability and operating resilience.
Within a 3-mile radius, projections point to population and household growth over the next five years, supporting a larger tenant base and steadier leasing. According to CRE market data from WDSuite, the area’s ownership costs are comparatively modest, which may create some competition from entry-level ownership; disciplined pricing, renewal strategy, and targeted amenity improvements can sustain occupancy and cash flow consistency.
- Neighborhood occupancy near metro median supports durable leasing
- 1981 vintage offers value-add and systems modernization upside
- Renter pool expansion projected within 3 miles, aiding absorption and retention
- Rent-to-income positioning suggests measured pricing power with retention focus
- Risks: rural amenity depth and commute distances require competitive positioning