| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 37119 Cantebury Dr, Hilliard, FL, 32046, US |
| Region / Metro | Hilliard |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | 2016-09-15 |
| Transaction Price | $975,300 |
| Buyer | HALLMARK CANTEBURY LLC |
| Seller | CANTEBURY OF HILLIARD LTD |
37119 Cantebury Dr, Hilliard FL Multifamily Opportunity
Neighborhood metrics point to a relatively deep renter pool and steady suburban dynamics, according to WDSuite’s CRE market data, suggesting demand resilience even as occupancy trends vary by submarket.
Set in a suburban pocket of Nassau County within the Jacksonville, FL metro, the neighborhood carries a C rating and sits below the metro median (rank 291 of 368 neighborhoods). While retail and dining density is limited locally, residents benefit from a quieter setting where most daily needs are likely met by short drives rather than walkable amenities.
Schools are a relative strength: the neighborhood’s average school rating is in the top quartile nationally (4.0 out of 5), a factor that can bolster family-oriented renter demand and retention. By contrast, amenity density ranks lower against both metro and national peers, which may moderate walk-to-retail appeal but also aligns with the area’s lower-intensity suburban character.
Multifamily fundamentals are mixed at the neighborhood level. Occupancy is slightly below national midpoints, which can create leasing competition, yet the renter-occupied share is above many U.S. neighborhoods (77th percentile nationally), indicating a meaningful tenant base for a 36-unit asset. Median contract rents in the area are on the lower end, which can support leasing velocity, but rent-to-income ratios point to affordability pressure that owners should manage through careful lease underwriting and renewal strategy.
The property’s 1984 vintage is newer than the neighborhood’s typical housing stock (average 1973). This positioning can be competitively advantageous versus older product, though investors should still underwrite for aging systems and selective modernization to support rent durability. Within a 3-mile radius, recent data indicates slight declines in population and households, but forward-looking projections show population growth and an increase in households, implying a larger tenant base over the next cycle. Elevated ownership costs relative to local incomes reinforce reliance on rental housing, which can aid occupancy stability, while also warranting prudent concessions and retention planning.
Comparable, neighborhood-level safety trend data is not available in WDSuite for this location. Investors typically benchmark Nassau County and broader Jacksonville metro trends to contextualize risk and should align underwriting with lender and insurer assumptions rather than block-level claims.
Employment access is anchored by Jacksonville’s corporate base within commuting distance, supporting renter demand from logistics and financial services. The following headquarters and major offices are the primary nearby drivers relevant to workforce renters.
- CSX — rail & transportation HQ (29.7 miles) — HQ
- Fidelity National Financial — title & financial services (29.8 miles) — HQ
- Fidelity National Information Services — fintech & payments (29.8 miles) — HQ
This 36-unit, 1984-vintage asset sits in a suburban Nassau County neighborhood with solid school quality and a renter base that is larger than many U.S. neighborhoods. Newer-than-area-average vintage offers relative competitiveness versus older stock, with scope to capture value through targeted system upgrades and unit refreshes. According to CRE market data from WDSuite, neighborhood occupancy trends trail national midpoints, so disciplined leasing and retention programs will matter, but projected population and household growth within a 3-mile radius should expand the tenant pool over the next few years.
Ownership remains comparatively high-cost relative to local incomes, which can sustain rental demand and support lease-up, while lower neighborhood-level rents can aid absorption. Counterbalancing factors include car-dependent living and affordability pressure for renters, suggesting attention to rent-to-income thresholds, renewal pricing, and concessions in underwriting.
- 1984 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Strong school ratings (top quartile nationally) support family renter demand and retention
- Renter-occupied share above many U.S. neighborhoods indicates meaningful tenant base
- Forecast population and household growth within 3 miles expands leasing prospects over time
- Risks: below-midpoint neighborhood occupancy, limited nearby amenities, and renter affordability pressure require prudent lease and capex planning