| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 102 NW 9th Ter, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1997 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
102 NW 9th Ter Gainesville Multifamily Investment
Positioned in Gainesville’s Urban Core, this 100-unit asset benefits from a high renter concentration and amenity access that support leasing durability, according to WDSuite’s CRE market data. The submarket’s stable renter base and university-driven demand dynamics underpin long-run occupancy and pricing power.
Gainesville’s Urban Core shows strong relative positioning within the metro, with the neighborhood ranked 16 out of 114 metro neighborhoods, indicating competitive fundamentals versus local peers. Amenity access is a notable strength: restaurant density is among the highest in the metro (ranked 1 of 114 and top percentiles nationally), with grocery and pharmacy access also testing the upper tier across neighborhoods. Park space and cafes are limited within the immediate area, so residents tend to rely on the broader urban fabric for green space and third places.
For renters, the neighborhood’s housing stock skews heavily toward renter-occupied units (approximately eight in ten), placing it among the highest renter concentrations in the metro (ranked 2 of 114). Neighborhood occupancy is reported at 87.7%, and has softened over the last five years, suggesting the need for active lease management and targeted marketing. Median contract rents sit around the national mid-to-upper range, while home values are mid-range nationally; together with a very high value-to-income ratio (top national percentiles), the ownership market remains high-cost relative to local incomes—conditions that generally sustain multifamily demand and retention.
Demographic statistics aggregated within a 3-mile radius indicate population and household growth over the past five years, with a large 18–34 renter cohort. Forward-looking estimates point to continued household gains and rising contract rents through the next five years, expanding the tenant base and supporting occupancy stability. From an investor lens, these dynamics—combined with accessible daily-needs retail—create durable demand drivers, a point underscored by WDSuite’s commercial real estate analysis.
Vintage context matters: the property’s 1997 construction is newer than the neighborhood’s average vintage (1986), which can help competitive positioning versus older stock. Investors should still plan for system modernization and common-area updates to maintain standing against recently delivered product.
Safety indicators for the neighborhood trail national benchmarks, with violent and property offense measures sitting in lower national percentiles. Within the metro, the area reads below average on crime measures. Recent year-over-year trends show reported rates moving lower, which is a constructive signal, but investors should underwrite prudent security practices and tenant communication.
Given the urban setting, comparative due diligence—reviewing recent incident trends, property-level lighting and access control, and nearby corridor improvements—can help manage risk and support resident retention.
This 1997-vintage, 100-unit asset sits in a metro-competitive Gainesville neighborhood with deep renter demand, high amenity access, and a pronounced 18–34 cohort within a 3-mile radius. The neighborhood’s renter-occupied share is among the highest locally, reinforcing a broad tenant base despite recent softening in neighborhood occupancy. Ownership costs relative to income are elevated in national terms, which typically supports multifamily leasing and renewal rates. According to CRE market data from WDSuite, local rents and amenities align with sustained renter reliance on multifamily housing.
The building’s vintage is newer than the neighborhood average, offering a competitive edge versus older stock while leaving room for targeted value-add—interior refreshes, energy systems, and amenity updates—to defend occupancy and optimize renewal spreads as household growth and forecast rent gains unfold over the next cycle.
- Metro-competitive location with strong amenity access and daily-needs retail supporting leasing durability
- High neighborhood renter-occupied share signals depth of tenant demand
- 1997 construction offers relative competitiveness vs. older stock with clear value-add pathways
- Risk: neighborhood safety trails national norms and occupancy has softened—plan security and active lease management