| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 NW 18th St, Gainesville, FL, 32603, US |
| Region / Metro | Gainesville |
| Year of Construction | 1976 |
| Units | 100 |
| Transaction Date | 2012-06-01 |
| Transaction Price | $2,050,000 |
| Buyer | TERRAPIN D LLC |
| Seller | E F N PROPERTIES LLC |
300 NW 18th St Gainesville Multifamily Investment
Positioned in Gainesville s urban core, this 100-unit asset benefits from a deep renter base and dining/retail proximity, according to WDSuite s CRE market data. The neighborhood shows durable renter demand that can support occupancy while asset-level execution drives outcomes.
The property sits within an Urban Core neighborhood rated A (ranked 16 among 114 Gainesville neighborhoods), indicating competitive fundamentals within the metro. Neighborhood occupancy is moderate and has softened in recent years, but a high share of renter-occupied housing (near the top of the metro) suggests depth in the tenant base that can support leasing stability for well-managed assets, based on commercial real estate analysis from WDSuite.
Access to daily needs is a strength: restaurants are among the highest densities in the metro (ranked 1 of 114; top quartile nationally), with strong grocery and pharmacy availability (both competitive within Gainesville). Parks and cafes are limited locally, so green space and third-place amenities may be a differentiator if added on site or nearby partnerships are leveraged.
Within a 3-mile radius, demographics skew younger with a large 18 34 cohort, and both population and households have grown over the past five years, expanding the potential renter pool. Forecasts also point to continued household expansion, which typically supports occupancy stability and leasing velocity for properties positioned with the right unit mix and price points.
For ownership context, neighborhood home values sit in a high-cost ownership band relative to local incomes (value-to-income is among the highest nationally), which tends to reinforce reliance on rental housing and can support pricing power for competitively located multifamily. That said, rent-to-income is elevated in the neighborhood, warranting attentive lease management and renewal strategies to mitigate affordability pressure.
Vintage matters for underwriting. Built in 1976, the asset is older than the area s average building stock (1986), suggesting potential capital planning for systems, interiors, and curb appeal, alongside value-add opportunities to improve competitive positioning against newer product.
Safety indicators for the neighborhood are below the national median and sit below the metro median (ranked 67 among 114 Gainesville neighborhoods). Recent trends show year-over-year declines in both property and violent offense estimates, which is a constructive signal, but investors should still underwrite security measures and tenant screening, and compare submarket trends to peer locations.
Nationally, the neighborhood sits in lower safety percentiles, so framing is important: emphasize on-site management, lighting, and access controls in operations planning, and monitor trajectory rather than relying on single-year readings.
300 NW 18th St offers scale in Gainesville s urban core with proximity-driven renter appeal and a neighborhood that is competitive within the metro. According to CRE market data from WDSuite, the area features one of the metro s highest concentrations of restaurants and strong access to daily-needs retail, while renter-occupied housing is among the highest shares locally supporting a broad tenant base. Built in 1976, the property presents classic value-add potential through system upgrades and interior modernization to enhance rentability versus newer stock.
Demographic momentum within a 3-mile radius shows growth in population and households, pointing to a larger renter pool over time. At the same time, neighborhood rent-to-income levels indicate affordability pressure, and safety metrics are below national medians both warrant conservative underwriting and proactive operations. Overall, the combination of location fundamentals, renter depth, and renovation upside forms a clear, execution-driven thesis.
- Urban core location with top-ranked dining and strong daily-needs access supports leasing velocity
- High renter-occupied share in the neighborhood signals depth of tenant demand
- 1976 vintage enables value-add plan to improve competitiveness versus newer product
- 3-mile population and household growth expand the prospective renter pool
- Risks: elevated rent-to-income and below-median safety metrics call for cautious underwriting and strong management