| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 28th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1715 SW 46th Ter, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 2006 |
| Units | 100 |
| Transaction Date | 2019-09-26 |
| Transaction Price | $65,700,000 |
| Buyer | THE CABANA BEACH GAINESVILLE LLC |
| Seller | CH RLTY VII PREISS SH GAINESVILLE CABANA |
1715 SW 46th Ter Gainesville Multifamily Investment
High renter concentration and a newer 2006 vintage position this asset to serve a durable tenant base, according to WDSuite's CRE market data. Neighborhood occupancy trends should be monitored, but location fundamentals and amenity access support demand resilience.
Neighborhood dynamics and renter demand
This Inner Suburb pocket of Gainesville is rated A- among 114 metro neighborhoods and is competitive within the metro (rank 23 of 114), per WDSuite. Dining and daily-needs access are strong for this submarket: restaurants and cafes score in the top quartile nationally, and parks and pharmacies sit comfortably above national medians. These location features tend to aid leasing velocity and retention for workforce-oriented multifamily.
The property's 2006 construction is newer than the neighborhood's average vintage (1985), offering relative competitiveness versus older stock. Investors should still plan for ongoing systems upkeep and selective modernization to sustain positioning against newer deliveries. Median home values are moderate locally, but the value-to-income ratio places the neighborhood in a higher national percentile, which generally reinforces reliance on rental housing and can support pricing power where services and finishes are well calibrated.
At the neighborhood level (not the property), renter-occupied share is elevated and ranks in a high national percentile, indicating a deep tenant pool that supports multifamily absorption. By contrast, neighborhood occupancy sits below national norms and has softened over the last five years; operators should factor this into lease-up strategies and renewal management. Rent-to-income measures are relatively manageable here, which can reduce affordability pressure and help with lease retention.
Within a 3-mile radius, demographics skew younger with a large 18–34 cohort, which typically aligns with renter demand. Over the last five years, total population edged down while household counts increased, pointing to smaller household sizes and a larger addressable renter base. Looking ahead, WDSuite's multifamily property research indicates projections for household growth and higher median incomes by 2028, which would expand the renter pool and support occupancy stability if supply remains measured.
Safety context and trend signals
Safety performance here is roughly mid-pack among 114 Gainesville neighborhoods by rank, and below the national median by percentile, according to WDSuite. For investors, the key is trend direction: both estimated property and violent offense rates show year-over-year declines, suggesting recent improvement. Operators should align security measures and resident engagement with local expectations and monitor submarket trends alongside leasing outcomes.
Conditions can vary within small geographies and over time. Using neighborhood-level context supports balanced underwriting assumptions and operating plans focused on lighting, access control, and community standards appropriate to the submarket.
Proximity to Gainesville's job centers supports renter demand and commute convenience at a submarket level. Specific nearby corporate offices with verifiable distances are not listed here.
Investment thesis
This 100-unit, 2006-vintage asset offers a competitive position against older neighborhood stock while benefiting from strong amenity access and a deep renter pool at the neighborhood level. According to CRE market data from WDSuite, the area exhibits elevated renter-occupied share and manageable rent-to-income, which together support leasing durability and retention potential, even as neighborhood occupancy trends warrant disciplined revenue management.
Within a 3-mile radius, a large 18–34 population and projected household growth point to a larger tenant base over the next cycle. With thoughtful capital planning focused on systems upkeep and selective finish upgrades, the property can maintain its relative edge while balancing pricing strategy against submarket occupancy and safety considerations.
- Newer 2006 vintage versus neighborhood average supports competitive positioning with moderate CapEx needs.
- High neighborhood renter-occupied share indicates demand depth and supports absorption and renewals.
- Strong access to restaurants, cafes, parks, and pharmacies aids leasing velocity and resident retention.
- 3-mile projections show household growth and income gains, expanding the renter pool.
- Risk: Neighborhood occupancy is below national norms and safety sits below the national median; underwriting should reflect conservative lease-up and operating assumptions.