| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1415 SW 42nd St, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1415 SW 42nd St Gainesville Multifamily Investment
Renter demand is supported by a very high neighborhood renter concentration and strong daily-needs access, according to WDSuite’s CRE market data. Occupancy in the neighborhood is stable but not peak-level, suggesting disciplined revenue management over aggressive rent pushes.
This Inner Suburb neighborhood ranks 2 out of 114 in the Gainesville metro, signaling a competitive location for multifamily relative to local peers. Amenity access is a clear strength: grocery and restaurant density are in the top decile nationally, and overall amenities sit around the 75th percentile nationwide. While childcare options are limited nearby, daily errands and dining are convenient for residents, supporting retention and leasing.
The area’s housing stock trends newer (average year built 1995), while the subject property was built in 1983. That older vintage points to potential value-add via targeted upgrades and system modernization to stay competitive against newer supply. Neighborhood occupancy is in the mid-range for the metro, so operators should balance rent growth with positioning and refresh cycles to sustain leasing velocity.
Renter-occupied units comprise a very high share of local housing (ranked 1 out of 114 metro neighborhoods; top percentile nationally), which deepens the tenant base and supports ongoing multifamily demand. Within a 3-mile radius, households have increased over the last five years and are projected to expand further, with forecasts indicating more, smaller households—factors that typically widen the renter pool and support occupancy stability. These dynamics align with investor takeaways often highlighted in multifamily property research.
Ownership conditions show mixed signals. Median home values are lower than many U.S. neighborhoods, yet value-to-income metrics score in a high national percentile for this area, indicating that ownership can still be a stretch for many households. That backdrop tends to reinforce reliance on rental housing and can aid lease retention, but elevated rent-to-income ratios in the neighborhood warrant careful lease management and renewal strategies.
Safety indicators are mixed when viewed against national and metro baselines. Relative to neighborhoods nationwide, this area scores in low percentiles for both violent and property offenses, indicating elevated incident rates compared with the U.S. overall. Within the Gainesville metro’s 114 neighborhoods, the crime rank sits roughly mid-pack rather than at either extreme.
Trend signals are constructive: year-over-year estimates indicate double-digit percentage declines in both violent and property offenses. For investors, this suggests conditions have been improving recently, though ongoing monitoring and standard security measures remain prudent for asset protection and resident experience.
The 1983 vintage and 100-unit scale position this asset for a practical value-add program—cosmetic upgrades, amenity refresh, and select system improvements—to compete with a neighborhood that skews newer. The submarket shows deep renter orientation and strong daily-needs access, while neighborhood occupancy sits in a moderate band, favoring steady, operations-led performance over aggressive rent strategies. According to CRE market data from WDSuite, the area’s renter concentration and amenity strength support demand depth, while affordability pressures suggest disciplined income qualification and renewal tactics.
Within a 3-mile radius, population is stable and households are projected to grow with smaller average sizes, pointing to a broader renter pool over time. Ownership remains relatively costly when set against local incomes, which typically sustains reliance on rental housing—helpful for long-term demand and lease retention. Balancing these strengths are considerations around area safety trends and resident affordability, both manageable with prudent asset management and targeted capital planning.
- Renter-heavy neighborhood supports a deep tenant base and ongoing demand
- Value-add upside from 1983 vintage versus newer neighborhood stock
- Strong daily-needs and dining access aids leasing and retention
- Household growth and smaller sizes (3-mile radius) expand the renter pool
- Risks: elevated rent-to-income and area safety metrics require focused lease and operations management