| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 89th | Best |
| Amenities | 34th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 611 Ponte Vedra Lakes Blvd, Ponte Vedra Beach, FL, 32082, US |
| Region / Metro | Ponte Vedra Beach |
| Year of Construction | 1986 |
| Units | 43 |
| Transaction Date | 2014-10-24 |
| Transaction Price | $35,350,000 |
| Buyer | REMINGTON FL INVESTORS LLC |
| Seller | AIMCO REMINGTON LLC |
611 Ponte Vedra Lakes Blvd Ponte Vedra Beach Multifamily Investment
Positioned in an affluent, ownership-heavy pocket of Ponte Vedra Beach, the asset benefits from strong renter incomes and a high-cost ownership market that can support durable rental demand, according to WDSuite s CRE market data. Neighborhood occupancy and rent levels indicate room for disciplined value-add and pricing strategies without overreliance on rapid growth.
Ponte Vedra Beach shows A-rated neighborhood fundamentals within the Jacksonville metro, ranking within the top quartile among 368 metro neighborhoods. Local livability skews suburban with convenient access to daily needs: grocery and dining density track around the mid-to-upper range nationally, while parks access is comparatively strong. Caf e9s, childcare, and pharmacies are thinner nearby, which may weigh on walkable convenience but is typical for low-density coastal suburbs.
The neighborhood s housing stock trends relatively modern for the area, and this property s 1986 vintage suggests potential for targeted renovations to improve competitiveness against late-1980s and newer product. For investors, updating interiors and common areas can unlock value while maintaining a quality-price position attractive to renters seeking Ponte Vedra Beach access.
Renter-occupied housing accounts for roughly three-tenths of neighborhood units, indicating a moderate renter concentration that can support leasing while acknowledging competition from ownership. Neighborhood occupancy is measured for the area, not the property, and sits below national medians; prudent underwriting should emphasize leasing execution and asset differentiation. High home values in the area reinforce reliance on multifamily for households that prefer or need to rent, supporting tenant retention and pricing power when repositioned thoughtfully.
Within a 3-mile radius, demographics point to a larger-income renter pool and continued demand drivers. Recent years show steady population growth and rising household incomes, and WDSuite s forecasts indicate further gains in households by the mid-term, which expands the tenant base and supports occupancy stability. Rent-to-income levels in the neighborhood suggest manageable affordability pressure relative to area incomes, helping reduce turnover risk and enabling measured rent growth as renovations are delivered.
Safety indicators compare favorably at the national level, landing in the upper third of neighborhoods nationwide. Recent WDSuite trend data shows notable year-over-year declines in both violent and property offenses, which supports resident retention and reduces operational disruption risk.
At the metro scale, safety performance varies by subarea; investors should evaluate block-by-block dynamics through on-site diligence. Framing risk conservatively while leveraging the positive national positioning and improving trends can help calibrate marketing, security planning, and leasing strategies.
Proximity to Jacksonville s corporate base supports renter demand through commute-friendly access to logistics, rail, and financial services employers listed below. These anchors underpin white-collar and operations roles that can aid leasing velocity and retention.
- Anixter d distribution & logistics offices (11.1 miles)
- CSX d rail & transportation (16.8 miles) d HQ
- Fidelity National Financial d title & insurance services (17.3 miles) d HQ
- Fidelity National Information Services d fintech & payments (17.3 miles) d HQ
This 43-unit asset s 1986 vintage provides clear value-add pathways in an A-rated Ponte Vedra Beach location where elevated ownership costs sustain renter reliance on multifamily. Based on commercial real estate analysis from WDSuite, neighborhood rent-to-income levels and a high-income tenant base support measured rent lifts when paired with targeted upgrades and disciplined expense control.
Demand is underpinned by a moderate renter concentration locally, access to Jacksonville s employment core, and 3-mile demographic trends that point to population growth and rising household incomes. While neighborhood occupancy (area-level, not property-specific) trails national medians, well-executed renovations and professional leasing can position the asset competitively against nearby late-1980s and newer stock.
- Value-add potential: 1986 vintage allows strategic interior and common-area upgrades to improve rent positioning.
- Demand drivers: high home values and strong incomes reinforce renter reliance on multifamily, supporting retention and pricing power.
- Employment access: commutable reach to major Jacksonville anchors aids leasing velocity among white-collar and operations workers.
- Forward outlook: 3-mile demographic growth and WDSuite s CRE market data support a larger tenant base and sustainable rent strategies.
- Risks: neighborhood occupancy lags national medians and nearby amenities are dispersed; underwriting should assume conservative lease-up and marketing spend.