| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2700 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 1996-07-10 |
| Transaction Price | $3,325,000 |
| Buyer | GODOWN DOUGLAS R |
| Seller | CNTRY VILLAGE APT GAINESVILLE LTD |
2700 SW Archer Rd Gainesville Multifamily Investment
High renter-occupied concentration in the surrounding neighborhood supports a durable tenant base, while occupancy has trended upward over the past five years according to WDSuite s CRE market data. With 100 units, the asset s scale offers operational efficiencies in a demand-driven Gainesville submarket.
Located in an Inner Suburb of Gainesville, the property sits in a neighborhood rated A- and competitive among Gainesville neighborhoods (ranked 26th of 114). Proximity to daily needs is a relative strength: neighborhood grocery access ranks 12th of 114 and restaurants density ranks 8th of 114, while reported cafés, parks, and pharmacies are limited within the immediate boundary. For investors, this mix points to convenient essentials and dining options, with fewer lifestyle amenities nearby.
Renter demand is a defining feature. The neighborhood s share of renter-occupied housing is high (top national percentiles), indicating a deep leasing pool and potential for steady absorption. Within a 3-mile radius, demographics skew younger with a large 18 4 cohort and rising household counts over the last five years, expanding the local renter pool. Forward projections within that 3-mile radius indicate continued population growth and a substantial increase in households, which can support occupancy stability and leasing velocity for well-positioned assets.
Rent levels in the neighborhood sit above many peer areas in the region (neighborhood median contract rent ranks 20th of 114 and at a higher national percentile), suggesting pricing power for renovated stock. At the same time, the neighborhood s rent-to-income ratio is elevated, which introduces affordability pressure and underscores the importance of unit mix, renewal strategies, and expense management. The reported neighborhood occupancy rate is below metro norms (ranked 89th of 114 and lower national percentile) but has improved meaningfully over five years, signaling recovery potential with effective operations and product differentiation.
Vintage also matters for competitive positioning. The average neighborhood construction year is 1986, while this property was built in 1972. The older vintage points to potential capital planning needs as well as value-add opportunities through interior upgrades, systems improvements, and curb-appeal enhancements to outperform nearby 1980s-era stock. According to CRE market data from WDSuite, households within 3 miles continue to rise and incomes are projected to grow, which can support absorption of renovated units when paired with disciplined underwriting.
Safety indicators for the neighborhood are below national averages (national safety percentiles in the lower third) and rank in the lower half among 114 Gainesville metro neighborhoods, so investors should underwrite prudent security and operational measures. That said, recent trends show improvement: estimated property offenses declined over the last year and violent offense rates edged down slightly, pointing to gradual stabilization rather than deterioration.
Given these mixed signals, it s appropriate to benchmark performance against comparable Inner Suburb assets, evaluate insurance and security line items, and consider visibility, lighting, and resident engagement as part of the operating plan.
This 100-unit community at 2700 SW Archer Rd combines scale with a renter-driven location. The surrounding neighborhood carries a high share of renter-occupied units, and within a 3-mile radius both population and household counts have increased, expanding the tenant base. Neighborhood occupancy currently trails metro levels but has improved over five years, indicating room to capture demand with sound asset management. According to CRE market data from WDSuite, neighborhood rents index above many peers, supporting a value-add strategy that balances pricing with resident affordability.
Built in 1972 with an average unit size near 538 square feet, the asset s older vintage suggests capex planning and modernization can drive rent and retention gains versus 1980s-era competitive stock. Investors should also account for affordability pressure (elevated rent-to-income ratios) and local safety perceptions when setting renewal strategies and amenities, while leveraging strong grocery and dining access and the deep regional renter pool to support lease-up and occupancy stability.
- High renter-occupied concentration supports a deep tenant base and steady leasing
- Improving neighborhood occupancy points to recovery potential with operational execution
- 1972 vintage offers value-add and systems upgrades to outperform 1980s-era stock
- Neighborhood rents index above peers, enabling renovation-driven pricing with careful affordability management
- Key risks: elevated rent-to-income ratios and below-average safety metrics require conservative underwriting