| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 31st | Poor |
| Amenities | 9th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13520 SW 160th Way, Archer, FL, 32618, US |
| Region / Metro | Archer |
| Year of Construction | 1990 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13520 SW 160th Way, Archer FL — Workforce Multifamily Hold
Occupancy in the surrounding neighborhood trends near the national midpoint and renter demand skews thinner but steady for workforce housing, according to WDSuite’s CRE market data.
Located in Archer within the Gainesville, FL metro, this rural submarket offers a quieter setting with basic conveniences. Neighborhood grocery access sits around the middle of the pack metro-wide, while cafes, restaurants, parks, and pharmacies are sparse — a pattern typical of rural nodes. For investors, that mix implies residents rely on broader Gainesville for many services, reinforcing commuter patterns and placing a premium on straightforward, low-friction operations over lifestyle amenities.
Neighborhood occupancy is around the national midpoint, suggesting stable but competitive leasing conditions rather than outsized momentum. The share of housing units that are renter-occupied is below half, indicating an owner-leaning area with a thinner renter base; in practice, that can still support consistent demand for pragmatic, value-focused units, but lease-up velocity may be more sensitive to price and property condition.
Construction year averages in the neighborhood skew older, and the subject’s 1990 vintage is newer than much of the surrounding stock. That relative age can be a competitive edge on fundamentals and unit livability; however, investors should still budget for modernization of finishes and systems typical of late-1980s/1990s properties when planning value-add or capital program timelines.
Within a 3-mile radius, population has trended lower while household sizes have eased, pointing to smaller households over time. That shift can translate into a stable, needs-based renter pool for well-maintained, functionally efficient units. Ownership costs relative to income rank higher than many neighborhoods nationally, which can sustain renter reliance on multifamily housing; at the same time, lower nominal home values in the area mean some households may weigh entry-level ownership, underscoring the importance of competitive rents and resident retention strategies.
Safety indicators are mixed but generally improving. The neighborhood sits above the national midpoint for property offense safety on a percentile basis, and estimated property offenses have declined sharply year over year — an improvement that compares favorably to many neighborhoods nationwide. Violent offense comparisons are closer to the lower half nationally, yet those rates have also moved down over the past year.
For investors, the directional trend matters: broad-based year-over-year declines signal stabilization potential in line with other competitive Gainesville-area neighborhoods. As always, underwriting should reflect property-level controls and standard risk management rather than relying solely on neighborhood averages.
This 1990-vintage, 100-unit asset aligns with a workforce housing profile in a rural Gainesville-area location where neighborhood occupancy tracks near the national midpoint. Relative to older surrounding stock, the vintage can support competitive positioning with targeted updates. According to CRE market data from WDSuite, the area’s renter concentration is modest, so pricing, unit functionality, and operating efficiency are key to sustaining absorption and retention.
Household sizes within 3 miles are trending smaller even as nominal home values remain comparatively accessible, creating a nuanced backdrop: ownership is attainable for some, but ownership costs relative to income are elevated nationally, which can support multifamily demand. Limited amenity density suggests residents prioritize value, commute practicality, and predictable operations — a fit for durable, low-amenity operating models with disciplined expense control.
- 1990 vintage is newer than much of the area, offering competitive footing with manageable modernization scope.
- Neighborhood occupancy near national midpoint supports steady leasing with disciplined pricing and operations.
- Smaller household sizes within 3 miles point to a stable, needs-based renter pool for functional units.
- Ownership costs relative to income sit high nationally, reinforcing renter reliance on multifamily housing.
- Risks: thinner renter base in an owner-leaning area, limited amenity density, and sensitivity to condition-based pricing.