| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 53rd | Good |
| Amenities | 21st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1341 SW 45th Ln, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | 2007-02-21 |
| Transaction Price | $1,500,000 |
| Buyer | CDC GAINESVILLE LLC |
| Seller | SPRINGHILL DEVELOPMENT GROUP LLC |
1341 SW 45th Ln Gainesville Multifamily Investment Opportunity
Positioned in a Gainesville neighborhood with improving occupancy but below the metro median, the 2008 vintage offers competitive appeal versus older local stock, according to WDSuite’s CRE market data.
Neighborhood fundamentals are competitive among Gainesville neighborhoods (ranked 33 out of 114) with a B+ rating, indicating solid but not peak positioning for long-term multifamily performance. Occupancy in the neighborhood has trended upward in recent years, though it remains below the metro median, suggesting ongoing lease-up and retention management will matter for underwriting. Median contract rents in the neighborhood sit above many U.S. areas, which can support revenue potential while requiring attention to affordability management for tenant retention.
Livability indicators are mixed. Amenity access ranks competitive among 114 metro neighborhoods, with some parks nearby but fewer daily conveniences like pharmacies, cafes, and childcare within immediate reach. Average school ratings in the neighborhood trail national norms; investors should assume residents may prioritize higher-education access or commuting convenience over K–12 quality within this immediate area.
Vintage and asset positioning: The property was constructed in 2008, materially newer than the neighborhood’s average 1978 vintage. That relative youth typically improves curb appeal and operating competitiveness versus older stock, while still warranting periodic system updates and potential common-area refresh to maintain positioning.
Tenure and demand dynamics: Within the neighborhood, about 32.2% of housing units are renter-occupied, indicating a moderate renter concentration and a stable base of multifamily demand. At the broader 3-mile radius, demographics show a renter-leaning area with a large share of renter-occupied housing, reinforcing depth of the tenant base and supporting occupancy stability for well-managed assets.
3-mile demographics: Data aggregated within a 3-mile radius indicate population and household growth over the last five years, with projections calling for additional gains and a smaller average household size. This points to a larger tenant base over time and more renters entering the market, which can support leasing velocity and reduce downtime between turns.
Affordability context: Neighborhood home values sit near the middle of national comparisons. Combined with a rent-to-income ratio around 0.20 at the neighborhood level, the ownership and rental landscape suggests manageable affordability pressure relative to higher-cost Florida submarkets. For multifamily owners, this supports balanced pricing power while keeping an eye on retention risk as new supply or concessions emerge.
Neighborhood safety metrics are below metro and national averages. The area ranks 71 out of 114 Gainesville neighborhoods for crime, placing it on the less safe side locally, and national percentiles indicate safety is below the lower quartile compared with neighborhoods nationwide. Property and violent offense measures likewise trend weaker than national norms. Investors should plan for robust on-site management, lighting, and access controls, and evaluate historical incident patterns over multiple years.
This 2008-built, 100-unit asset benefits from a newer vintage versus the neighborhood’s older housing stock, supporting competitive positioning on finishes and systems relative to nearby properties. Neighborhood occupancy has improved in recent years, and the broader 3-mile area shows population growth, household expansion, and a renter-leaning housing mix—factors that expand the tenant base and support leasing stability. Based on commercial real estate analysis from WDSuite, neighborhood rents skew above many U.S. areas while the rent-to-income context suggests balanced pricing power if management remains attentive to renewals and concessions.
Counterpoints include below-median neighborhood occupancy, thinner near-term amenity depth, and safety metrics that trail the metro and national benchmarks. These conditions can be mitigated with focused operations: smart capital plans for a now-maturing 2008 asset, resident experience upgrades, and security measures that enhance retention and marketing.
- 2008 construction offers competitive positioning versus older neighborhood stock and limits near-term CapEx compared with 1970s assets.
- 3-mile radius shows population and household growth with strong renter concentration, supporting tenant demand and lease-up.
- Neighborhood rents are elevated relative to many U.S. areas, providing revenue potential with prudent affordability and renewal management.
- Risks: below-metro-median neighborhood occupancy, limited immediate amenities, and below-average safety—addressable via targeted operations and security.