| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Poor |
| Demographics | 27th | Poor |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2415 SE 4th Ln, Gainesville, FL, 32641, US |
| Region / Metro | Gainesville |
| Year of Construction | 2007 |
| Units | 100 |
| Transaction Date | 2021-02-18 |
| Transaction Price | $6,216,000 |
| Buyer | TIGER BAY LLC |
| Seller | TIGER BAY OF GAINESVILLE LTD |
2415 SE 4th Ln Gainesville 100-Unit Multifamily
Neighborhood renter-occupied housing is the majority, supporting a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data. Recent occupancy trends at the neighborhood level have improved over the past five years, suggesting durable demand for workforce-oriented apartments.
Located in Gainesville’s inner suburb, the neighborhood posts a B+ rating and sits competitive among 114 Gainesville neighborhoods for everyday amenities. Parks density ranks strong locally and lands in the top quartile nationally, while cafes and grocery access also score above national medians — helpful for resident convenience and retention.
The housing stock in the surrounding area skews older (average 1960s), whereas the subject property’s 2007 vintage is comparatively newer. For investors, this typically means a more competitive offering versus nearby legacy assets, with capital planning focused on mid-life systems, common-area refresh, and selective value-add rather than heavy foundational work.
Renter-occupied housing accounts for a majority of neighborhood units, indicating depth in the tenant pool and support for occupancy stability. Within a 3-mile radius, population has grown in recent years and households are projected to increase further, pointing to a larger tenant base and sustained demand for rental units even as average household size trends lower.
Home values in the neighborhood are lower relative to national norms, which can introduce some competition from ownership options. Even so, median contract rents remain modest locally and renter concentration is high, implying that professionally managed multifamily can compete on convenience and flexibility while focusing on lease retention and resident services.
Neighborhood safety indicators compare unfavorably to national norms, with both violent and property crime sitting in lower national percentiles. However, year-over-year trends point to improvement, as estimated rates have declined over the past year — a constructive direction that investors can monitor alongside citywide initiatives and on-site security practices.
At the metro level, the area is mid-pack relative to other Gainesville neighborhoods. For underwriting and asset management, prudent measures such as lighting, access control, and community engagement can support resident comfort and help reinforce leasing stability as broader trends continue to evolve.
This 100-unit property, built in 2007, competes favorably against older neighborhood stock while benefiting from a majority renter-occupied area that underpins tenant demand. Amenity access (notably parks and daily needs) supports resident convenience, and neighborhood occupancy has trended up over the last five years. According to CRE market data from WDSuite, these dynamics align with stable leasing fundamentals and position the asset for targeted value-add and revenue management rather than heavy renovation.
Within a 3-mile radius, population growth and a projected increase in households suggest a larger renter pool ahead, even as household sizes gradually decline. Lower local home values may create some competition from ownership alternatives, but professionally managed multifamily with larger floor plans can differentiate on convenience, maintenance, and community features to sustain retention and pricing discipline.
- 2007 vintage offers relative competitiveness versus older neighborhood stock, with mid-life CapEx and selective value-add focus.
- Majority renter-occupied neighborhood supports a deeper tenant base and occupancy stability.
- Amenity access (parks, groceries, cafes) enhances livability and lease retention.
- 3-mile radius shows population growth and rising household counts, expanding the renter pool.
- Risks: heightened safety perceptions, some affordability pressure, and potential competition from ownership options.