| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3020 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1977 |
| Units | 100 |
| Transaction Date | 2018-08-13 |
| Transaction Price | $5,500,000 |
| Buyer | SKYWOOD LOFTS LLC |
| Seller | ARP 3020 SW ARCHER ROAD LLC |
3020 SW Archer Rd, Gainesville Multifamily Opportunity
Renter concentration in the surrounding neighborhood supports a deep tenant base, according to WDSuite’s CRE market data, though lease management should account for affordability pressures. Proximity to everyday retail corridors positions the asset for steady leasing from workforce and student-adjacent demand.
The property sits in an Inner Suburb pocket of Gainesville that is above the metro median on overall neighborhood quality (A- rating; rank 26 of 114). Neighborhood-level occupancy has risen over the past five years, indicating improving lease-up conditions, but current occupancy is not among the metro’s leaders, so underwriting should prioritize retention and turn efficiency. All occupancy observations reference the neighborhood, not this property.
Local convenience is a relative strength: grocery and restaurant density rank competitively within Gainesville (both above metro medians), which supports everyday livability and reduces friction for renters. By contrast, the neighborhood scores low on parks, pharmacies, and cafes, suggesting amenity value is driven more by retail corridors than green space or boutique services.
Tenure patterns favor multifamily demand. The neighborhood’s renter-occupied share is high, signaling a sizable and durable pool of prospective tenants. Within a 3-mile radius, population and household counts have grown over the last five years, with additional increases projected by 2028; this expansion points to a larger tenant base and supports occupancy stability for well-positioned assets.
Ownership economics also tilt toward renting. Neighborhood home values sit in a high value-to-income bracket relative to national peers, which can reinforce renter reliance on multifamily housing. At the same time, rent-to-income ratios indicate elevated affordability pressure, so pricing power should be balanced with renewal incentives and targeted amenity upgrades to sustain lease performance.
Relative to Gainesville peers (rank 61 of 114), the neighborhood’s safety profile trails the metro median and sits below national safety percentiles. Recent trends are mixed but directionally constructive: estimated property offenses declined year over year, and violent offense estimates eased slightly. Interpreting these metrics at the neighborhood level helps investors contextualize risk and plan for security measures, lighting, and resident engagement as part of operations.
This 100-unit asset benefits from a renter-heavy neighborhood and growing 3-mile fundamentals, supporting a broad tenant base and ongoing leasing demand. Neighborhood occupancy has improved over five years, and grocery/restaurant access enhances day-to-day convenience—factors that can aid renewals and reduce marketing downtime, based on CRE market data from WDSuite. Counterbalancing these positives, rent-to-income signals suggest affordability pressure, so revenue strategy should emphasize retention, targeted upgrades, and disciplined renewal management.
For long-term positioning, the area’s high value-to-income dynamics point to sustained reliance on rental housing versus ownership, while projected population and household growth within 3 miles implies continued renter pool expansion. Investors should account for a safety profile that is below the metro median and for a service-amenity mix driven more by retail corridors than parks, aligning capital plans with resident needs and security best practices.
- Renter-heavy neighborhood and expanding 3-mile tenant base support demand and occupancy stability
- Competitive access to grocery and dining corridors enhances livability and renewal potential
- Ownership costs relative to incomes reinforce reliance on multifamily housing
- Revenue upside tied to disciplined lease management amid elevated rent-to-income ratios
- Risks: below-median neighborhood safety and limited parks/cafe amenities require operational focus