| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2511 SW 35th Pl, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1981 |
| Units | 100 |
| Transaction Date | 1989-12-29 |
| Transaction Price | $1,850,000 |
| Buyer | ARBOR VILLAS LLC |
| Seller | CROSBY MICHELLE L |
2511 SW 35th Pl Gainesville Multifamily Investment
Renter demand is deep in this Urban Core pocket, and neighborhood occupancy has trended higher in recent years according to WDSuite’s CRE market data, supporting stable leasing for a 100‑unit asset. With 1981 vintage, the asset may benefit from targeted upgrades to remain competitive against newer nearby stock.
The property sits in Gainesville’s Urban Core with a B+ neighborhood rating and ranks 42 out of 114 metro neighborhoods—competitive among Gainesville neighborhoods. Investor interest is underpinned by a high renter-occupied housing share, which is among the highest in the metro, signaling a broad tenant base for multifamily units and consistent leasing velocity.
Within a 3‑mile radius, demographics skew young with a large 18–34 cohort and continued population and household growth expected, which points to ongoing renter pool expansion and supports occupancy stability for smaller formats (the asset’s average unit size is about 567 square feet). These dynamics align with workforce and student-oriented demand profiles typical for Gainesville.
Local livability leans more functional than amenity-rich. Restaurant density ranks in the stronger tier within the metro, while cafes, groceries, parks, and pharmacies are limited in the immediate neighborhood. For investors, this mix suggests value propositions centered on convenience and price rather than premium walkability.
On fundamentals, neighborhood rents benchmark above many Gainesville peers (ranked in the stronger tier), while occupancy sits below the metro median but has improved over the past five years. Home values are relatively accessible in a national context, which can introduce some competition from ownership alternatives; however, a high renter concentration continues to reinforce multifamily demand depth. NOI per unit trails national benchmarks, hinting at potential operational efficiency or value‑add upside.
Compared with 114 Gainesville neighborhoods, this area’s safety profile trends below the metro median. In national context, both violent and property offense rates map to lower national percentiles, indicating a comparatively higher‑risk baseline versus many U.S. neighborhoods.
Recent movement is mixed but directionally constructive: violent offense estimates have declined year over year, and property offenses show a slight decrease. For investors, this suggests monitoring remains prudent, but recent trends may help support leasing and retention relative to prior periods.
This 100‑unit, 1981‑built asset targets a deep renter pool in Gainesville’s Urban Core. The neighborhood ranks 42 of 114—competitive among Gainesville neighborhoods—with one of the metro’s highest renter‑occupied housing shares, supporting leasing resilience. Neighborhood occupancy has improved over the last five years, though it remains below the metro median, pointing to steady demand with room to strengthen via product positioning and management. Based on commercial real estate analysis from WDSuite, local rents benchmark in the stronger tier within the metro, while national comparisons suggest NOI per unit has room for operational improvement.
Vintage implies potential upside from selective renovations and systems modernization to compete with the neighborhood’s newer average stock. Within a 3‑mile radius, population and households are expanding and skew toward younger renters, which supports ongoing demand for smaller formats and sustained absorption. Key watch items include affordability pressure (high rent-to-income) and a safety profile below metro median, both of which argue for disciplined lease management and asset-specific improvements to bolster retention.
- Deep renter base in an Urban Core location with one of the metro’s highest renter-occupied shares
- 1981 vintage offers value‑add potential through targeted renovations and operational enhancements
- Neighborhood rents benchmark well within the metro; NOI per unit suggests efficiency upside
- Demographic tailwinds within 3 miles (younger skew, expanding households) support tenant demand
- Risks: below-median neighborhood occupancy, affordability pressure, and a safety profile that warrants ongoing monitoring