| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Best |
| Demographics | 18th | Poor |
| Amenities | 26th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 621 Gunby Ct, Crescent City, FL, 32112, US |
| Region / Metro | Crescent City |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
621 Gunby Ct Crescent City Multifamily Opportunity
Neighborhood renter demand is supported by a high value-to-income ownership market and improving occupancy trends, according to WDSuite’s CRE market data. Positioning a 1989 vintage asset here targets stable workforce housing with potential retention upside as households expand.
Crescent City sits within the Palatka, FL metro and this neighborhood is rated B and ranked 16th among 36 metro neighborhoods, signaling performance that is above the metro median. The area’s occupancy has trended higher over the past five years, which supports steadier leasing even if absolute levels remain below stronger national pockets.
Local amenities are modest nationally but competitive in the metro: restaurant density ranks 5th of 36, while overall amenity positioning is within the top quartile locally but lower in national percentiles. Grocery access is middle-of-the-pack for the metro, and childcare availability ranks 4th of 36, which can help with day-to-day convenience. Average school ratings are weaker (bottom tier locally), a consideration for family-oriented leasing strategies.
Tenure data indicates a meaningful renter base: the neighborhood’s share of renter-occupied housing units is ranked 4th among 36 and sits in a high national percentile, pointing to depth for multifamily demand and a broader tenant pool. The construction-year profile of the neighborhood skews older (average 1958), so a 1989 property is newer than much of the local stock—typically a competitive point—but investors should still plan for system updates typical of late-1980s assets.
Within a 3-mile radius, recent population and household counts dipped modestly, but WDSuite’s data indicate forecasts for population growth and a notable increase in households over the next five years, with renter concentration expected to rise. That trajectory supports a larger tenant base and potential occupancy stability for well-managed assets. Median contract rents in the neighborhood sit below national norms, while the value-to-income ratio ranks near the top locally, suggesting a high-cost ownership market relative to incomes that can sustain reliance on rental housing.
Comparable crime data at the neighborhood level is not available in WDSuite’s current release for this location. Investors typically benchmark property operations and resident experience against broader Palatka metro trends and on-site measures (access control, lighting, and management practices) rather than drawing block-level conclusions.
This 36-unit, 1989-vintage asset benefits from a renter base that ranks high within the metro and a neighborhood trajectory of improving occupancy. The property’s vintage is newer than much of the surrounding stock, which can support competitive positioning with targeted capital planning for aging systems and common-area refreshes. According to CRE market data from WDSuite, the neighborhood shows below-national rent levels alongside a high value-to-income ownership environment—factors that can reinforce reliance on multifamily housing and support leasing durability.
Looking ahead, WDSuite’s 3-mile radius demographics point to forecast population growth, a sizeable increase in households, and a higher share of renter-occupied units, all of which imply a larger tenant base and potential retention benefits for well-managed properties. Key watch items include school quality, a thinner amenity base by national standards, and ensuring pricing remains aligned with local incomes to protect lease-up pace and renewal rates.
- Renter concentration competitive in the metro, supporting depth of demand
- 1989 vintage is newer than neighborhood average, with value-add via selective upgrades
- Below-national rents and high value-to-income ownership context can aid leasing stability
- Forecast growth in households and renter share (3-mile) expands the tenant base
- Risks: weaker school ratings, modest amenities nationally, and the need to align rents with local incomes