| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 61st | Best |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1104 SW 14th Ave, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1988 |
| Units | 100 |
| Transaction Date | 2014-10-31 |
| Transaction Price | $8,775,000 |
| Buyer | OAKBROOK HOLDING LLC |
| Seller | OAKBROOK WALK LTD |
1104 SW 14th Ave Gainesville Multifamily Opportunity
Neighborhood renter concentration remains elevated and occupancy has trended upward, according to WDSuite s CRE market data, supporting depth of demand for a 100-unit asset in Gainesville. Current affordability pressure suggests disciplined lease management will be important for retention.
This Inner Suburb neighborhood posts an A- rating and is competitive among Gainesville s 114 neighborhoods (ranked 25th), indicating balanced fundamentals for investors. Neighborhood-level occupancy is below the metro median today but has improved over the past five years, signaling firmer leasing conditions rather than late-cycle softness. Renter-occupied housing accounts for a very high share of units (ranked 3rd of 114 in the metro and in the top percentile nationally), which typically supports a larger tenant base for multifamily.
Amenity access skews practical: grocery availability and restaurant density rank near the top of the metro (both inside the top 10 of 114 neighborhoods), while parks, cafes, childcare, and pharmacies are limited within the neighborhood footprint. For many renters, that mix prioritizes daily needs and dining options over recreation within walking distance.
Average school ratings stand at the top of the metro (1st of 114) and are among the strongest nationally, a factor that can aid leasing stability for family-oriented units. Median household incomes at the neighborhood level are lower relative to national norms, so rent-to-income levels run high; for investors, that implies steady demand but a need to calibrate renewals and concessions to support retention.
Within a 3-mile radius, demographics point to a large and growing renter pool: population and household counts have expanded in recent years and are projected to continue rising, with a substantial share of residents aged 18 34. This younger-skewing profile often aligns with demand for smaller floor plans and proximity to daily services, supporting occupancy for mid-size unit mixes.
Safety trends are mixed at the neighborhood level. Overall, the area sits below the national median for safety (national percentile in the mid-40s), yet it remains competitive among Gainesville neighborhoods (crime rank 34th out of 114). Importantly, estimated rates for both property and violent offenses have declined year over year, with improvement metrics in the upper national percentiles, indicating momentum in the right direction. Investors should underwrite to current conditions while recognizing the recent directional improvement.
The asset s 100-unit scale and location in a neighborhood with a very high share of renter-occupied housing underpin a resilient demand backdrop. Neighborhood occupancy lags metro norms but has strengthened over the last five years, suggesting improving stability. Within 3 miles, population and household growth, combined with a large 18 34 cohort, point to a durable tenant pipeline that can support lease-up and retention. According to commercial real estate analysis from WDSuite, local NOI per unit performance is competitive in the metro and modestly above national norms, aligning with steady operations when expenses and renewals are managed carefully.
Amenity access favors groceries and dining, and top-of-metro average school ratings add to leasing appeal for a portion of units. Affordability pressure at the neighborhood level (high rent-to-income) should guide prudent rent setting and renewal strategy, balancing pricing power against potential turnover risk.
- Very high renter concentration supports depth of tenant demand and leasing velocity.
- Neighborhood occupancy is improving, pointing to firmer operations versus prior years.
- 3-mile population and household growth with a large 18 34 share supports ongoing renter pool expansion.
- Competitive NOI per unit locally indicates potential for stable performance with disciplined expense control.
- Risk: high rent-to-income levels and below-median safety nationally call for careful renewal and asset management.