| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1720 SW 40th Ter, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1979 |
| Units | 100 |
| Transaction Date | 2010-06-22 |
| Transaction Price | $100,000 |
| Buyer | HODGE L CLARK |
| Seller | CALLUM RICHARD L |
1720 SW 40th Ter Gainesville Multifamily Value-Add
Older vintage near strong amenity density suggests durable renter demand, according to WDSuite’s CRE market data. The key investor question is managing affordability and occupancy relative to metro benchmarks while leveraging location fundamentals.
This Inner Suburb neighborhood in Gainesville ranks 2 out of 114 metro neighborhoods with an A+ neighborhood rating, signaling strong fundamentals for multifamily. Amenity access is a clear strength: grocery, restaurant, and pharmacy density place the area in the top quartile nationally, and among the most amenity-rich in Gainesville. These daily-needs and dining nodes support leasing velocity and retention.
Renter concentration is high: the neighborhood’s share of renter-occupied housing is competitive at the top of the Gainesville distribution (rank 1 of 114), implying a deep tenant base for multifamily operators. By contrast, neighborhood occupancy sits below the metro median (rank 68 of 114), so asset-level operations and positioning matter for stabilizing collections and reducing turnover.
Within a 3-mile radius, demographics skew younger with a large 18–34 renter pool, households have grown over the past five years, and forecasts point to continued household expansion by 2028. That trajectory supports a larger tenant base and helps underpin occupancy over a multi-year horizon.
Ownership dynamics also favor rentals. Nationally, this neighborhood sits in a high percentile for value-to-income ratio, indicating a high-cost ownership market relative to local incomes. For investors, that typically sustains rental demand and can aid pricing power, though lease management should account for rent-to-income pressure at the neighborhood level.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area sits below average on safety measures (overall crime around the 35th percentile nationally and violent crime near the low end). Within the Gainesville metro, results are closer to the middle of the pack.
Recent trends are constructive: estimated violent offenses declined year over year and property offenses also trended down, based on CRE market data from WDSuite. For investors, this translates to closer monitoring of security, lighting, and property management protocols, while acknowledging a favorable recent direction of change.
Built in 1980, the property is older than the neighborhood’s average vintage, positioning it for targeted value-add and systems upgrades to improve competitive standing against newer stock. The submarket’s amenity density, top-tier neighborhood ranking (2 of 114), and very high renter-occupied share point to durable demand drivers. At the same time, neighborhood occupancy trends sit below the metro median, so execution on renovations, leasing, and tenant retention will be central to performance.
Within a 3-mile radius, households have expanded and are forecast to grow further through 2028, supporting a larger tenant base and occupancy stability. According to CRE market data from WDSuite, neighborhood NOI per unit is competitive among Gainesville neighborhoods, while a high value-to-income positioning suggests ownership remains comparatively expensive versus local incomes—conditions that can reinforce renter reliance on multifamily housing. Operators should balance this with pragmatic rent-to-income thresholds to manage retention risk.
- Value-add angle: 1980 vintage allows strategic renovations to elevate positioning versus newer stock.
- Demand depth: top-ranked neighborhood (2 of 114) with high renter-occupied share supports leasing and absorption.
- Location fundamentals: strong grocery and dining access in the top quartile nationally aids retention.
- Forward demand: 3-mile household growth outlook supports occupancy stability and revenue durability.
- Key risks: below-metro occupancy norms, rent-to-income pressure, and safety metrics that trail national averages require active asset management.