| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1614 SW 40th Ter, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | 1985-06-01 |
| Transaction Price | $140,000 |
| Buyer | LCH II LLC |
| Seller | --- |
1614 SW 40th Ter Gainesville Multifamily Investment
Neighborhood-level data points to a deep renter base and strong daily-needs amenities, supporting demand durability according to WDSuite’s CRE market data. Focused operations and selective upgrades can help capture stability in a submarket where renter concentration is high but occupancy is competitive.
This Inner Suburb location in Gainesville, Florida benefits from dense daily-needs retail and food options. Neighborhood amenities are competitive among the 114 Gainesville neighborhoods, with high concentrations of restaurants, cafés, groceries, and pharmacies relative to the metro and strong national percentiles for these categories. This mix supports leasing convenience and reduces dependence on long commutes for essentials.
The neighborhood’s renter-occupied share is very high (a neighborhood metric, not the property), indicating a deep tenant base and consistent multifamily demand. While neighborhood occupancy trends sit closer to the middle of the metro distribution, the strong renter concentration can help sustain leasing velocity and reduce exposure to seasonal swings when management is proactive.
At the property level, the 100-unit asset was built in 1980. The neighborhood’s average construction year trends newer than that, which suggests defined value-add and capital planning opportunities: exterior/interior refreshes, systems modernization, and amenity updates can improve competitive positioning versus newer stock while supporting rent trade-outs where justified by execution.
Demographic statistics are aggregated within a 3-mile radius. Household counts have increased over the last five years and are projected to expand further, pointing to a larger tenant base and continued renter pool expansion. Median contract rents in the neighborhood track near the national middle, while elevated value-to-income ratios locally suggest that ownership costs are relatively high compared with incomes—conditions that typically reinforce reliance on rental housing and can support retention and pricing power for well-managed multifamily assets. At the same time, higher rent-to-income levels imply affordability pressure, warranting careful lease management and amenity-value alignment.
Safety indicators at the neighborhood level trend below the national median, placing this area behind many neighborhoods nationwide on comparative safety. Within the Gainesville metro, results are around the middle of the pack among 114 neighborhoods. For investors, this calls for pragmatic measures such as lighting, access controls, and visible property standards to support resident confidence and leasing performance.
Recent data shows year-over-year declines in both violent and property offenses, which is a constructive trend. Continued monitoring and partnership with local resources can help maintain momentum while aligning onsite practices with resident expectations.
According to CRE market data from WDSuite, this Gainesville asset sits in a neighborhood with strong amenity density and a very high renter concentration, supporting a deep tenant base for multifamily. Built in 1980, the property is older than the area’s average vintage, creating clear value-add potential through targeted renovations and operational execution to improve relative competitiveness and stabilize occupancy.
Within a 3-mile radius, household growth and projected expansion point to a larger renter pool over time. Neighborhood ownership costs relative to incomes skew higher, which tends to sustain rental demand; however, elevated rent-to-income levels and mid-pack safety metrics suggest the need for disciplined lease management, resident experience, and cost-effective upgrades.
- High renter concentration at the neighborhood level supports depth of tenant demand and leasing durability.
- Strong daily-needs and dining amenity density enhances livability and retention potential.
- 1980 vintage presents defined value-add and systems modernization opportunities versus newer competitive stock.
- 3-mile household and renter pool expansion underpin long-term demand, with room for operational upside.
- Risks: mid-pack neighborhood safety and higher rent-to-income levels require careful lease management and cost/amenity alignment.