| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 65th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1220 NW 12th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1977 |
| Units | 100 |
| Transaction Date | 2025-06-30 |
| Transaction Price | $3,475,000 |
| Buyer | 1220 NW 12TH ST LLC |
| Seller | E F N PROPERTIES LLC |
1220 NW 12th St Gainesville Multifamily Investment
Renter demand in this Gainesville inner-suburb pocket is supported by a high share of renter-occupied housing and improving neighborhood occupancy, according to WDSuite s CRE market data. The location s everyday amenities and pricing context point to steady leasing fundamentals rather than outsized volatility.
This inner-suburb neighborhood scores A+ overall and ranks 4th out of 114 Gainesville neighborhoods, indicating broadly favorable fundamentals for multifamily investors. Daily needs are well covered: groceries, parks, and pharmacies rank among the most competitive in Gainesville (each within the top 4 of 114), which supports resident convenience and lease retention.
The area shows a deep renter base: renter-occupied housing accounts for a high share of units (96th percentile nationally), which typically supports a larger tenant pipeline and consistent leasing velocity. Neighborhood occupancy has trended up over the past five years, a constructive signal for stabilization even if levels may not be at the metro s upper tier.
Within a 3-mile radius, population and households have grown over the last five years, and forecasts point to further gains by 2028. This growth translates into a larger tenant base and supports occupancy stability. The local 18 34 cohort is sizable, which can align with demand for smaller-format apartments and proximity to services.
On pricing, median contract rents at the neighborhood level sit near the middle of national distributions, while the rent-to-income ratio indicates manageable affordability pressure. For investors, this suggests room to focus on operational execution and selective upgrades rather than relying solely on outsized rent lifts.
Safety indicators suggest the neighborhood sits below national safety benchmarks, with crime levels not among the strongest performers in Gainesville (crime rank 59 out of 114 metro neighborhoods). However, both property and violent offense rates have improved year over year, indicating a constructive trend rather than deterioration.
Nationally benchmarked metrics place the neighborhood in lower percentiles for safety today, so underwriting should reflect prudent assumptions around security measures and leasing timelines. The recent downward trend in estimated offense rates helps contextualize risk, but investors should verify current conditions as part of standard diligence.
The property s neighborhood ranks near the top of Gainesville for overall performance and daily-needs access, which commonly supports retention and day-to-day livability. A high share of renter-occupied housing and an upward trend in neighborhood occupancy point to durable multifamily demand. Within a 3-mile radius, population and households have expanded historically with further growth projected, reinforcing the tenant pipeline and supporting occupancy stability, according to CRE market data from WDSuite.
Rents appear positioned near national midpoints while rent-to-income levels indicate manageable affordability pressure, allowing operators to prioritize steady operations and targeted upgrades. Key underwriting considerations include safety perceptions and competitive positioning versus ownership alternatives, but the combination of renter concentration, amenity access, and demographic momentum provides a constructive base case for long-term hold strategies.
- High renter concentration supports depth of tenant demand and leasing stability
- Competitive access to groceries, parks, and pharmacies among 114 Gainesville neighborhoods
- 3-mile growth in population and households expands the renter pool, supporting occupancy
- Neighborhood rents near national midpoints with manageable rent-to-income dynamics
- Risk: Below-average safety benchmarks require prudent operations and security-focused asset management