| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 54th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3009 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1986 |
| Units | 82 |
| Transaction Date | 2015-03-31 |
| Transaction Price | $4,870,000 |
| Buyer | SILVER CREEK APARTMENTS LLC |
| Seller | TITAN SILVER CREEK LLC |
3009 SW Archer Rd Gainesville Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and dense amenities, according to WDSuite’s CRE market data, pointing to durable leasing fundamentals with targeted asset positioning.
Located in an Inner Suburb of Gainesville, the neighborhood posts an overall A rating and ranks 11 out of 114 metro neighborhoods, making it competitive among Gainesville options for workforce and student-oriented rentals. Amenity access is a clear strength, with grocery, restaurant, and cafe density ranking within the top tier locally (e.g., near the front of 114 neighborhoods) and above national norms, supporting daily convenience and tenant retention.
Renter concentration is high at the neighborhood level (share of housing units that are renter-occupied ranks 5th of 114), indicating a deep tenant base for multifamily. By contrast, neighborhood occupancy has trailed other Gainesville areas (ranked 93rd of 114) but improved modestly over the past five years; investors should underwrite leasing with attention to property-level differentiation and management. Median contract rents in the neighborhood have risen over the last five years and sit around the metro middle nationally, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, demographics skew young (a large 18–34 cohort) with five-year population growth and a faster increase in households, signaling renter pool expansion and support for smaller-unit demand. Forecasts to 2028 indicate continued growth in both population and households alongside rising incomes and market rents, which can underpin occupancy stability and pricing, while still requiring careful affordability management.
The property’s 1986 vintage is older than the neighborhood’s average construction year (1994), suggesting potential value-add through interior updates and systems modernization. Amenity access is strong, but park space is limited locally, which places more emphasis on on-site features when positioning the asset versus nearby comparables.
Safety conditions should be evaluated with care. The neighborhood’s crime standing ranks 73 out of 114 Gainesville neighborhoods, placing it below the metro median, and it tracks below the national median (around the lower quartiles nationally). Recent trends are mixed, with a modest decline in property-related incidents but an uptick in violent categories over the last year, according to WDSuite’s CRE data. These are neighborhood-level indicators and may differ from conditions at the property.
For investors, this context points to the importance of operational measures such as lighting, access control, and community engagement, as well as underwriting for security-related operating expenses and potential insurance implications. Compare submarket alternatives and review recent, property-specific incident data during due diligence.
This 82-unit, 1986-vintage asset sits in a Gainesville neighborhood that ranks near the front of 114 metro neighborhoods and benefits from strong amenity access and a deep renter base. According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is among the highest locally, while five-year household growth within a 3-mile radius points to a larger tenant base over time. The older vintage versus the local average (1994) creates a straightforward value-add path through interior upgrades and selective systems work.
Key underwrites include balancing pricing power with local affordability pressure, elevating property-level security and maintenance, and executing targeted renovations to capture demand from a young renter cohort. Neighborhood occupancy has lagged peers, so asset positioning, marketing, and amenity programming should be used to drive lease-up and retention against competitive stock.
- High renter-occupied share at the neighborhood level supports demand depth and leasing velocity.
- Amenity-dense location enhances daily convenience and tenant retention versus metro alternatives.
- 1986 vintage offers value-add potential through renovations and selective systems modernization.
- 3-mile population and household growth expand the renter pool, supporting occupancy over time.
- Risks: below-median safety ranking and softer neighborhood occupancy require focused operations and prudent underwriting.