| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1100 SW 6th Ave, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 2012 |
| Units | 100 |
| Transaction Date | 2001-12-21 |
| Transaction Price | $600,000 |
| Buyer | WHEELBARROW AND THE CAR INC |
| Seller | --- |
1100 SW 6th Ave Gainesville Multifamily Positioning
Renter-occupied housing is prevalent in this Urban Core neighborhood, supporting a durable tenant base near Downtown Gainesville, according to WDSuite’s CRE market data. Neighborhood occupancy trends and amenity access point to steady demand, with pricing power tied to careful lease management and retention.
The property sits in an Urban Core location within Gainesville that scores well on neighborhood quality (A) and ranks 16 out of 114 metro neighborhoods — competitive among Gainesville neighborhoods. Dining and daily-needs access are strengths: restaurants are dense (top national percentiles), with grocery and pharmacy availability also above typical levels; parks and cafes are limited, which may modestly affect lifestyle appeal for some renter segments, based on CRE market data from WDSuite.
Neighborhood-level housing metrics indicate a market geared toward renters. The share of renter-occupied units is high (ranked near the top among 114 metro neighborhoods), signaling depth in the tenant pool and potential leasing stability. Median contract rents sit slightly above national midpoints for the neighborhood, while home values and the value-to-income ratio are elevated relative to local incomes. For investors, this high-cost ownership environment tends to reinforce reliance on multifamily rentals, though it can introduce affordability pressure and elevate the importance of renewals and payment performance monitoring.
At the neighborhood level, occupancy is below the metro median and has softened over the past five years. This suggests that effective operations — marketing, renewals, and expense control — are central to performance, especially where rent-to-income ratios indicate tighter affordability. Offsetting this, neighborhood NOI per unit benchmarks are strong versus national comparisons, reflecting the potential for efficient income capture when assets are positioned and managed well.
Demographics aggregated within a 3-mile radius skew young adult and have expanded over the past five years, with households growing and projections calling for further population and household increases through 2028. A rising household base and continued renter pool expansion can support occupancy stability and leasing velocity near the urban core. Average school ratings in the neighborhood are low, which is less critical for student and young-professional demand but may narrow family-oriented appeal.
Vintage is a relative advantage: built in 2012 versus a neighborhood average construction year in the 1980s, the asset should compete well against older stock. Investors should still plan for mid-life system updates and common-area refreshes to maintain positioning against newer deliveries.
Neighborhood safety indicators are below national averages, with the area ranking 67 out of 114 Gainesville neighborhoods and national percentiles indicating higher reported offense rates than many U.S. neighborhoods. Recent year-over-year data shows reported property and violent offenses trending lower, which is a constructive sign, but volatility remains a consideration.
For investors, this points to underwriting that incorporates enhanced on-site management, lighting, access controls, and resident engagement, while benchmarking performance against comparable Urban Core assets in Gainesville. Monitoring trend direction is prudent as part of ongoing risk management.
The Urban Core location provides access to Gainesville’s institutional and healthcare employment centers that underpin renter demand and commute convenience. Specific nearby employers and distances should be reviewed during due diligence using primary sources.
1100 SW 6th Ave offers a newer-vintage (2012) multifamily asset in an Urban Core neighborhood with strong renter concentration and daily-needs access. While neighborhood occupancy sits below the metro median, the depth of the renter base and elevated ownership costs support sustained apartment demand. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks are strong nationally, suggesting well-run assets can capture income despite affordability pressures.
Key considerations include leveraging the 2012 vintage to compete against older stock, targeting young-adult demand evident within the 3-mile radius, and managing to affordability and safety realities through renewals, screening, and property improvements. Forward demographic projections indicate more households in the area by 2028, which can reinforce leasing velocity if pricing aligns with local income dynamics.
- Newer 2012 vintage competes well versus older neighborhood stock; plan mid-life system updates for durability.
- High renter-occupied share supports tenant base depth and potential lease-up resilience.
- Strong neighborhood NOI per unit benchmarks indicate income capture potential with effective operations.
- Urban Core amenities (restaurants, grocery, pharmacy) aid retention; limited parks/cafes may temper lifestyle appeal.
- Risks: below-metro neighborhood occupancy, affordability pressure (high rent-to-income and ownership costs), and safety metrics require active management.