| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 41st | Fair |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2101 NE 2nd St, Gainesville, FL, 32609, US |
| Region / Metro | Gainesville |
| Year of Construction | 1997 |
| Units | 100 |
| Transaction Date | 1997-04-14 |
| Transaction Price | $79,000 |
| Buyer | NEW HORIZON PROP IV INC |
| Seller | MASTERNICK JOHN |
2101 NE 2nd St Gainesville Multifamily Opportunity
Neighborhood occupancy trends run above the metro median, indicating stable renter demand, according to WDSuite s CRE market data.
Located in Gainesville s inner-suburban fabric, the area posts an A- neighborhood rating and sits above the metro median (rank 28 of 114) for overall performance. Grocery and dining access are competitive among Gainesville neighborhoods (both ranked 9 of 114), while cafés and parks are limited within immediate proximity. School ratings in the dataset are sparse locally, so investors may want to underwrite resident preferences accordingly rather than rely on ratings alone.
Renter concentration at the neighborhood level is substantial, with 44.5% of housing units renter-occupied a depth that supports multifamily demand and leasing stability. Within a 3-mile radius, population and household counts have grown over the past five years, with further gains projected by 2028, expanding the local tenant base and supporting occupancy. Median contract rent in the neighborhood benchmarks above many national peers, and a low rent-to-income ratio suggests room for disciplined rent growth and supports retention.
Vintage also favors the asset: built in 1997 versus an older neighborhood average (1973), the property should compete well against aging stock, though investors should still evaluate systems and interiors for targeted modernization to sustain positioning. Home values in the area are relatively accessible compared with higher-cost metros; that can introduce some competition from ownership, but it also broadens the resident funnel and can aid lease-up and renewal strategies.
Macro-to-local comparisons point to resilience: the neighborhood s occupancy ranks in the top quartile locally (24 of 114) and the overall amenity profile sits around the national middle, while strong grocery and restaurant density helps day-to-day livability. According to WDSuite s multifamily property research, this mix of steady occupancy, sizable renter pool, and modest ownership costs underpins durable income with measured pricing power.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area scores below the national safety percentiles, and within the Gainesville metro it ranks in the lower half for crime (69 of 114). Recent trends are moving in a constructive direction, with year-over-year declines in both violent and property offense estimates, which investors can factor into retention and operating assumptions.
For underwriting, a practical approach is to benchmark security measures and loss assumptions to competitive inner-suburb assets in Gainesville, monitor ongoing trend improvements, and calibrate CapEx for lighting, access control, and resident experience accordingly.
This 100-unit asset benefits from neighborhood occupancy levels that rank in the top quartile among 114 Gainesville neighborhoods and a sizable renter base, supporting income stability. Built in 1997, it is newer than much of the surrounding housing stock, offering competitive positioning with selective value-add to modernize systems and finishes as needed. According to CRE market data from WDSuite, the local rent-to-income relationship indicates manageable affordability pressure, which can aid renewal rates and measured rent growth.
Within a 3-mile radius, population and household growth with further gains projected through 2028 expands the tenant pipeline, while grocery and dining access are strong relative to the metro. Balanced underwriting should still account for localized safety considerations and the potential for some competition from accessible ownership options.
- Top-quartile neighborhood occupancy in Gainesville supports revenue durability
- 1997 vintage competes well versus older nearby stock; targeted upgrades can enhance returns
- Growing 3-mile population and households expand the renter pool and leasing depth
- Favorable rent-to-income dynamics aid retention and disciplined pricing power
- Risks: below-average safety metrics locally and potential competition from ownership