| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 31st | Poor |
| Amenities | 9th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13363 SW 161st Way, Archer, FL, 32618, US |
| Region / Metro | Archer |
| Year of Construction | 1983 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13363 SW 161st Way Archer Multifamily Investment
Neighborhood occupancy trends sit near the metro median and a renter-occupied share below one-third suggests a stable tenant base, according to WDSuite’s CRE market data.
Located in Archer within the Gainesville, FL metro, the property is set in a rural neighborhood rated C where fundamentals are mixed but serviceable for workforce housing. Neighborhood occupancy is above the metro median (rank 48 of 114), indicating reasonably steady leasing conditions at the neighborhood level rather than at the property. Renter-occupied housing comprises a minority of units locally (rank 30 of 114), which is competitive among Gainesville neighborhoods and helps define demand depth for multifamily.
Amenity access is limited overall (amenity rank 71 of 114; low national standing), with few cafes, parks, or restaurants nearby, though grocery availability is comparatively better (rank 28 of 114 and around the national midpoint). For investors, this suggests residents rely on core services over lifestyle retail, aligning more with value-driven tenancy than premium amenity expectations.
The area’s housing stock skews older (average construction year 1968). This asset’s 1983 vintage is newer than the neighborhood average, which can support competitive positioning versus older product, while still warranting attention to aging systems or targeted modernization for rentability. Home values are modest locally, yet the value-to-income ratio sits in a higher national percentile, indicating a high-cost ownership market relative to incomes; this tends to sustain renter reliance on multifamily housing.
Within a 3-mile radius, recent data show population has edged down while household counts have been comparatively resilient, and forward-looking estimates indicate households could expand even if population contracts further, implying smaller household sizes and a potential renter pool that continues to turn over. Rent-to-income appears manageable by national standards, which may support occupancy stability and measured pricing power as owners balance lease retention and renewal strategies.
Safety patterns are mixed when viewed across geographies. Relative to Gainesville neighborhoods, crime ranks near the higher end (rank 5 of 114 indicates more reported crime locally), whereas nationally the area sits around the middle to somewhat better than average on several measures. This context suggests investors should underwrite prudent security and operational policies, consistent with many rural-adjacent locations.
Recent trend signals are constructive: both violent and property offense estimates show year-over-year declines, landing in stronger national improvement percentiles. For underwriting, that directional momentum can help support retention and marketing narratives, while still budgeting for preventative measures appropriate to the submarket.
This 1983-vintage, 100-unit asset sits in a rural neighborhood where occupancy trends are above the metro median and renter concentration is competitive among Gainesville peers. The property is newer than the area’s typical housing stock, offering relative positioning against older comparables, with scope to enhance systems and finishes as part of a value-oriented plan. According to CRE market data from WDSuite, ownership remains comparatively costly versus local incomes, which can reinforce multifamily demand and support steady leasing in a market focused on essential services rather than discretionary amenities.
Demographic indicators within a 3-mile radius point to stable-to-soft population readings alongside potential household growth, implying smaller household sizes and a renter base that may continue to turn over. With neighborhood rent-to-income readings appearing manageable by national standards, operators can prioritize retention while calibrating rent steps to sustain occupancy and limit downtime. Key risks include the rural setting with limited amenity density and mixed safety rankings within the metro, which argue for disciplined capex, marketing, and security planning.
- Competitive positioning versus older neighborhood stock with 1983 vintage and targeted modernization potential
- Neighborhood occupancy above the metro median supports underwriting for steady leasing
- Ownership costs relatively high versus incomes, sustaining renter reliance and depth of tenant base
- Manageable rent-to-income readings support retention-focused pricing and occupancy stability
- Risks: rural amenity limitations and higher relative crime rank within the metro warrant prudent operations and security planning