| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 65th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1240 NW 14th Ave, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1978 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1240 NW 14th Ave Gainesville Multifamily Investment
High renter concentration and strong daily-needs access support durable demand in this inner-suburban Gainesville location, according to WDSuite’s CRE market data.
Positioned in an Inner Suburb setting with an A+ neighborhood rating, this location ranks 4th out of 114 Gainesville metro neighborhoods, indicating competitive fundamentals versus most local peers. Daily-needs access is a standout: grocery, parks, and pharmacy density all rank near the top of 114 neighborhoods and sit in the top quartile nationally, which typically supports resident retention and leasing efficiency.
Amenity mix skews practical rather than destination-oriented. Grocery and restaurants are abundant (each among the top performers out of 114 metro neighborhoods), while cafes are sparse. Childcare density ranks 1st out of 114, underscoring convenience for workforce renters. These elements collectively enhance livability and reduce friction for day-to-day errands.
Renter demand is deep. The share of renter-occupied housing units is among the highest nationally (96th percentile), signaling a broad tenant base and recurring leasing velocity for multifamily. Neighborhood occupancy has edged higher over the past five years, supporting a case for stable operations rather than outsized lease-up risk.
Within a 3-mile radius, population and households have grown over the past five years with further increases projected by 2028, pointing to a larger tenant base over time. The area also shows a high share of adults with bachelor’s degrees (upper national percentiles), which often correlates with steady household formation and consistent renter demand. Median home values and a value-to-income ratio that trends higher than many markets suggest a high-cost ownership environment for some residents, which can sustain reliance on rental housing; at the same time, rents relative to incomes are comparatively manageable, supporting lease retention and measured pricing power based on commercial real estate analysis from WDSuite.
Vintage context: the property’s 1978 construction is slightly newer than the neighborhood’s typical 1975 stock, offering potential competitiveness versus older nearby assets while still leaving room for targeted renovations or systems upgrades to drive value-add returns.
Safety trends should be weighed thoughtfully. Compared with neighborhoods nationwide, this area scores in lower national safety percentiles, indicating crime levels that are higher than the U.S. average. Within the Gainesville metro, it sits around the middle of the pack (crime rank 59 out of 114 neighborhoods), which places it near the metro median rather than at the extremes.
Encouragingly, both property and violent offense rates have declined over the past year, suggesting recent improvement in trend direction. Investors should factor security line items and community management into underwriting while recognizing that the trajectory has been moving in a favorable direction.
The investment case rests on durable renter demand, strong daily-needs access, and measured affordability dynamics that support retention. The location ranks among Gainesville’s top neighborhoods, with grocery, parks, and pharmacy density near the top of 114 neighborhoods, helping stabilize occupancy and reduce turnover. The property’s 1978 vintage is slightly newer than the area’s average stock, providing a platform for selective value-add—modernizations that can differentiate against older comparables while managing capital intensity. Within a 3-mile radius, population and households have been expanding and are projected to continue growing by 2028, pointing to a larger tenant base over time.
According to multifamily property research from WDSuite, the neighborhood’s renter-occupied housing share is among the highest nationally, reinforcing depth of demand for a 100‑unit asset. Ownership remains relatively high-cost for many households in this area, which can sustain reliance on multifamily housing, while rents appear manageable relative to incomes—favorable for lease stability and steady renewal capture. Key watchpoints include elevated crime levels versus national benchmarks and typical 1970s systems that may require ongoing capital planning.
- High renter concentration supports a broad tenant base and consistent leasing
- Daily-needs amenities among top Gainesville neighborhoods aid retention
- 1978 vintage offers value-add potential via targeted modernization
- Population and household growth within 3 miles strengthens long-term demand
- Risks: elevated crime versus national averages; ongoing capex for 1970s systems