| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 61st | Best |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1007 SW 13th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | 2006-05-31 |
| Transaction Price | $2,300,000 |
| Buyer | EPOCH WILDFLOWER LLC |
| Seller | CAMPUS LANDS CORP |
1007 SW 13th St Gainesville Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and improving occupancy, according to WDSuite’s CRE market data. Positioned in an Inner Suburb location with strong access to daily needs, the asset offers durable leasing fundamentals with balanced, management-focused upside.
This Inner Suburb neighborhood shows investor-friendly fundamentals, with neighborhood occupancy improving over the last five years and a large base of renter-occupied housing units (78% renter concentration). These figures describe the neighborhood, not the property, but they point to a deep tenant pool and support for lease-up and retention.
Retail access is a relative strength. Neighborhood grocery density ranks 8th among 114 Gainesville metro neighborhoods and restaurant density ranks 7th, placing the area above the metro median and competitive for daily-needs convenience. Café, park, and pharmacy densities are comparatively limited, which may modestly affect walkable lifestyle appeal but does not negate proximity to core services.
Schools in the neighborhood score well on average, with the neighborhood’s average school rating at the top among 114 metro neighborhoods and in the top percentile nationally. While school metrics reflect the neighborhood rather than this property, they often correlate with leasing stability and longer stays for certain renter cohorts.
The property’s 2008 construction is newer than the neighborhood’s average vintage (1986). For investors, that typically translates into competitive positioning versus older stock and potentially lower near-term capital intensity; however, mid-life systems planning and selective updates can help sustain rents and absorption.
Within a 3-mile radius, demographics indicate a sizable and growing renter pool. Population and household counts have increased over the past five years, and forecasts point to further growth alongside rising median incomes. A high share of renter-occupied units at this radius reinforces demand depth for multifamily, though rising rents relative to incomes suggest some affordability pressure to monitor for renewal strategy and pricing.
Safety indicators are mixed when viewed against broader benchmarks. The neighborhood’s crime profile sits below the national median for safety (national percentile in the mid-40s), suggesting investors should plan for standard security and lighting best practices. Among 114 Gainesville metro neighborhoods, the area is not among the lowest-risk cohorts, but it is also not at the bottom of the distribution.
Recent trend data is constructive: estimated property offenses declined materially year over year with improvement ranking in a higher-performing tier metro-wide, and estimated violent offenses also trended downward. While these measures are neighborhood-level and not property-specific, sustained improvement can support leasing confidence and operational performance over time.
Built in 2008 with 100 units, the asset offers scale and a newer vintage relative to much of the surrounding stock, which can reduce near-term capital needs and support competitive positioning. Neighborhood indicators point to a durable tenant base: renter-occupied share is high and occupancy has strengthened in recent years, according to CRE market data from WDSuite, underscoring demand depth even as management focuses on retention and revenue optimization.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, indicating a larger tenant base ahead. Rising rents at the radius level support revenue potential, while income gains help balance affordability; however, elevated rent-to-income signals in the immediate neighborhood warrant prudent lease management and amenity/value packaging to sustain occupancy and renewal rates.
- Newer 2008 vintage versus area average, supporting competitive positioning and moderated near-term CapEx.
- High neighborhood renter concentration with improving occupancy supports leasing stability.
- 3-mile demographic growth expands the tenant base and underpins long-run demand.
- Location offers strong access to groceries and restaurants, aiding day-to-day livability.
- Risk: Affordability pressure at the neighborhood level requires careful pricing and renewal strategy to protect retention.