| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 SW 5th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | 2006-05-26 |
| Transaction Price | $4,500,000 |
| Buyer | ACC OP LLC |
| Seller | --- |
250 SW 5th St Gainesville Multifamily Investment
Positioned in Gainesville’s urban core, the asset benefits from a deep renter pool and strong everyday convenience, according to WDSuite’s CRE market data. Expect steady demand drivers from local amenity density and a high renter concentration, with leasing performance tied to careful affordability and tenant retention management.
This Urban Core location ranks 16th out of 114 Gainesville neighborhoods (A-rated), placing it in the top quartile among metro peers. Neighborhood amenity access is a practical advantage for residents: restaurants index near the top of the metro and sit in the top tier nationally, while grocery and pharmacy availability score competitively as well. By contrast, parks and cafes are limited nearby, so on-site or walkable alternatives matter for resident experience.
Renter-occupied housing is the dominant tenure in this neighborhood, indicating a large tenant base and consistent leasing velocity for multifamily. Neighborhood occupancy trends have been softer than the metro median, so stabilizing performance hinges on product quality, pricing strategy, and tenant renewal focus.
Within a 3-mile radius, demographics skew young, with a sizable 18–34 population share and recent growth in both population and households. Forward-looking projections indicate continued renter pool expansion, which supports occupancy stability and future leasing depth. Based on CRE market data from WDSuite, median asking rents in the surrounding area have risen over time, reinforcing the need for targeted affordability and income screening to sustain retention.
Home values in the neighborhood are elevated relative to local incomes (high value-to-income ratio compared with national norms). In investor terms, this is a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power for well-managed properties, while still requiring thoughtful lease management to mitigate affordability pressure.
Safety indicators for this neighborhood trail national norms and sit below the metro median among Gainesville neighborhoods (67th of 114). Recent data shows year-over-year declines in both property and violent offense rates, suggesting gradual improvement. Investors should plan for standard security measures, resident communication, and lighting/camera upgrades as needed, while monitoring whether the downward trend persists.
Built in 2008, the property is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while still warranting routine system updates over a long hold. The immediate area’s high renter concentration, strong restaurant/grocery/pharmacy access, and growing 3-mile household base point to a durable tenant pipeline. Neighborhood occupancy trends have been softer than the metro median, so underwriting should emphasize leasing execution, renewals, and targeted concessions where necessary. According to commercial real estate analysis from WDSuite, ownership remains relatively costly versus local incomes, which typically supports sustained rental demand for well-located assets.
Overall, this location provides dependable demand drivers tied to Gainesville’s urban core dynamics and a large 18–34 renter cohort. The thesis centers on maintaining occupancy through disciplined pricing and proactive resident engagement while leveraging the property’s more contemporary vintage to outperform aging competitive sets.
- Newer 2008 construction supports competitive positioning versus older neighborhood stock
- Deep renter-occupied housing base and growing 3-mile households bolster tenant demand
- Everyday convenience: strong restaurant, grocery, and pharmacy access supports retention
- High-cost ownership context reinforces reliance on rentals and can aid pricing power
- Risks: below-metro occupancy trends, affordability pressure, and safety metrics that trail national norms