| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 89th | Best |
| Amenities | 34th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Cay Lobos Ct, Ponte Vedra Beach, FL, 32082, US |
| Region / Metro | Ponte Vedra Beach |
| Year of Construction | 1988 |
| Units | 30 |
| Transaction Date | 2015-04-27 |
| Transaction Price | $288,500 |
| Buyer | PRII PONTE VEDRA SOLEIL OWNER LLC |
| Seller | STONEGATE II LLC |
100 Cay Lobos Ct Ponte Vedra Beach Investment Property
High home values and rising neighborhood rents point to durable renter demand in this high-income Jacksonville submarket, according to WDSuite’s CRE market data.
Ponte Vedra Beach offers suburban fundamentals with strong incomes and an A-rated neighborhood profile among 368 Jacksonville neighborhoods. Neighborhood rents trend higher than many U.S. areas with solid five-year growth, while the renter-occupied share sits below half, indicating a thinner but higher-earning tenant pool that can support pricing and retention in well-positioned assets.
Within a 3-mile radius, household incomes are elevated, and population growth has been positive with forecasts calling for additional population and household gains over the next five years. This points to a larger tenant base over time and supports occupancy stability for quality product. Elevated home values relative to incomes create a high-cost ownership market, which can sustain reliance on professionally managed rentals and reduce move-outs to ownership.
Amenities in the immediate neighborhood are not dense—cafés and pharmacies are limited—but grocery access and restaurants are present, and park access scores above the national median. For investors, this mix suggests a primarily residential setting where demand hinges more on schools, coastal lifestyle, and commute patterns than on a dense retail core. The neighborhood’s average vintage is similar to 1988, so competitive positioning often comes from interior modernization, curb appeal, and amenity updates rather than new-construction differentiation.
At the neighborhood level, occupancy is below the national median but has improved over the past five years, signaling progress. Renter-occupied share around three-tenths of units indicates that demand is concentrated among households who prefer professionally managed rentals; pairing updated finishes with responsive management can help capture that demand. These dynamics align with broader commercial real estate analysis that favors well-maintained suburban assets in high-income coastal submarkets.
Neighborhood safety indicators compare favorably in national terms: violent-offense estimates are in the upper third of neighborhoods nationwide, and property-offense levels are around the national middle. Year-over-year trends show notable improvement, with declines in both violent and property offense estimates, suggesting stability that can support leasing and retention. As always, investors should underwrite with submarket-level comps and consider property-specific measures for access control and lighting.
Proximity to regional corporate offices supports commuter convenience and a professional renter base, led by distribution and Fortune 500 headquarters in Jacksonville’s core. The employers below reflect the nearby drivers most likely to influence leasing and retention for this submarket.
- Anixter — corporate offices (11.3 miles)
- CSX — corporate offices (17.0 miles) — HQ
- Fidelity National Financial — corporate offices (17.5 miles) — HQ
- Fidelity National Information Services — corporate offices (17.5 miles) — HQ
The investment case centers on high-income suburban fundamentals, elevated home values that sustain rental reliance, and rent levels that outpace many U.S. neighborhoods. According to CRE market data from WDSuite, neighborhood occupancy sits below the national median but has improved, suggesting that well-positioned assets can capture demand from a professional renter base. Within a 3-mile radius, population growth has been positive and is projected to continue, expanding the tenant pool and supporting leasing durability.
The 1988 vintage creates a straightforward value-add path: targeted interior upgrades, energy-efficiency improvements, and amenity refreshes can enhance competitive standing against newer product. Given a lower renter-occupied share in the neighborhood, execution should emphasize product-market fit and retention—updated finishes, responsive operations, and right-sized common areas—to translate strong incomes into steady occupancy and pricing power.
- High-income coastal submarket with elevated home values that reinforce rental demand
- Improving neighborhood occupancy trends support long-run leasing stability
- 1988 vintage provides clear value-add potential through interior and systems modernization
- Underwrite carefully to a thinner renter base and below-median neighborhood occupancy; success depends on execution and differentiation