| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 31st | Poor |
| Demographics | 26th | Fair |
| Amenities | 18th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10378 94th St, Live Oak, FL, 32060, US |
| Region / Metro | Live Oak |
| Year of Construction | 1996 |
| Units | 20 |
| Transaction Date | 2017-07-01 |
| Transaction Price | $770,000 |
| Buyer | 1820 LOVELY OAKS LLC |
| Seller | RA INVESTMENT LLC |
10378 94th St, Live Oak FL — 20-Unit Multifamily
Relative to older local stock, the 1996 vintage positions this asset competitively while maintaining workforce-oriented rents; neighborhood indicators point to value retention potential, according to WDSuite’s CRE market data.
Live Oak’s rural setting offers a quieter operating environment with modest commercial density. At the neighborhood level, park access is competitive among Suwannee County neighborhoods (ranked 2 of 27) and sits above the national midpoint (62nd percentile), while restaurants are also relatively accessible locally (ranked 3 of 27), though broader amenity breadth remains limited.
Neighborhood rent levels trend on the lower end, supporting a value-focused renter profile. The neighborhood occupancy rate is softer and has trended down over five years; these are neighborhood statistics, not property performance, but they suggest investors should emphasize leasing management and targeted marketing to sustain stability. A rent-to-income ratio around the middle of national ranges indicates manageable affordability pressure, which can aid renewal rates and pricing discipline.
Tenure data indicates a smaller renter base, with about one-third of housing units renter-occupied at the neighborhood level. Demographic indicators are aggregated within a 3-mile radius; incomes are modest and align with workforce housing demand, implying that durable demand will hinge on affordability, commute convenience to regional job nodes, and pragmatic unit finishes rather than luxury positioning.
From a vintage standpoint, the neighborhood’s average construction year skews older; the subject’s 1996 build is newer than the local average (1964), which can reduce near-term capital needs and strengthen competitive positioning versus legacy properties, while still warranting selective system updates and cosmetic refresh to capture value-add upside.
Comparable crime data for this neighborhood is not available in WDSuite for a direct metro or national ranking. Investors should contextualize safety using county-level trends, municipal reports, and on-the-ground diligence, and consider common risk mitigants such as lighting, access control, and resident screening policies typical for rural Florida communities.
The renter base is oriented toward regional employment, with commute sheds extending to manufacturing and corporate services. Nearby employer presence can support tenant retention for workforce units, particularly for residents willing to drive for stable roles at Packaging Corporation of America.
- Packaging Corporation of America — paper & packaging (43.3 miles)
This 20-unit property’s 1996 construction is newer than much of the surrounding housing stock, offering relative competitiveness and potential to capture value-add returns through targeted refreshes rather than heavy capex. Neighborhood affordability trends and value-oriented rents support a stable workforce tenant base, though operators should plan for active leasing strategies given softer neighborhood-level occupancy. Based on CRE market data from WDSuite, the area’s amenity breadth is modest but park and restaurant access ranks well within the county, which can aid day-to-day livability without requiring premium positioning.
Looking forward, demand is likely to be driven by affordability, practical finishes, and reliable operations—critical in a rural setting with a smaller renter pool. Emphasizing cost-effective upgrades, reputation management, and strong maintenance can support retention and mitigate leasing friction relative to the broader metro.
- 1996 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Value-oriented rents and mid-range rent-to-income dynamics support renewal potential
- Park and restaurant access rank favorably within Suwannee County (2nd and 3rd of 27), supporting livability
- Risk: Softer neighborhood occupancy and smaller renter-occupied share require proactive leasing and marketing
- Operational focus on affordability and maintenance is well-suited to a workforce tenant base in a rural market