| 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 | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3020 SW Archer Rd Gainesville Multifamily Investment
Renter demand is reinforced by a high share of renter-occupied housing in the surrounding neighborhood and improving neighborhood occupancy, according to WDSuite’s CRE market data. Positioned for durable leasing with value-add potential in an Inner Suburb location.
The property sits in an Inner Suburb of Gainesville with an A- neighborhood rating (26th of 114 metro neighborhoods), signaling competitive fundamentals for multifamily. Neighborhood rents trend above many peers in the metro (median rent rank 20 of 114) and are mid-pack nationally, while the renter-occupied share of housing is high, indicating a deep tenant base and steady leasing activity. Neighborhood occupancy is below national norms but has improved over the past five years, a constructive signal for stabilization.
Daily needs are convenient: grocery access ranks 12 of 114 within Gainesville, and restaurants rank 8 of 114, placing the area among the more amenity-served parts of the metro for essentials and dining. By contrast, parks, cafes, childcare, and pharmacies are limited within the immediate neighborhood footprint, so residents typically rely on nearby corridors for those uses. For investors, this mix supports leasing from convenience-oriented renters while leaving room for on-site amenity differentiation.
Within a 3-mile radius, demographics skew young with a large 18–34 population share and a rising household base, pointing to a larger tenant pool over time. Educational attainment in the neighborhood is strong (bachelor’s share in the 81st percentile nationally), which supports demand for quality units and can aid retention. Household incomes in the neighborhood are lower relative to national benchmarks, so lease management should balance rent growth with affordability to sustain occupancy.
The asset’s 1977 vintage is older than the neighborhood’s average construction year (1986). This creates a clear value-add pathway: targeted renovations and systems upgrades can sharpen competitive positioning against newer stock while requiring thoughtful capital planning. With NOI per unit performing around national norms and above the metro median (rank 10 of 114), investors can focus on operational execution and measured upgrades to drive returns.
Safety indicators for the neighborhood track below national averages and sit around the metro midpoint (crime rank 61 of 114 Gainesville neighborhoods). Nationally, the neighborhood’s safety percentiles are lower, so underwriting should assume prudent security and site-management measures. That said, recent trends are directionally constructive: property offenses declined an estimated 21.1% year over year, while violent offenses were roughly flat to slightly improved (-1.4%), based on CRE market data from WDSuite.
This 74-unit asset offers exposure to a renter-heavy Gainesville submarket with improving neighborhood occupancy and solid access to daily necessities. The local tenant base is deep and skews younger within a 3-mile radius, supporting consistent leasing and retention. Elevated ownership costs relative to incomes in the neighborhood tend to sustain reliance on rental housing, while restaurant and grocery access enhance day-to-day livability. According to CRE market data from WDSuite, neighborhood rent levels sit above many Gainesville peers and NOI per unit trends above the metro median, underscoring operational upside for capable operators.
Built in 1977, the property is older than the neighborhood average, pointing to clear value-add potential through unit renovations and system upgrades. Investors should balance that opportunity against affordability pressure in the renter base and below-average national safety percentiles, emphasizing disciplined lease management and targeted CapEx.
- Renter-heavy neighborhood and 3-mile trade area support a large tenant pool and occupancy stability.
- Convenience-driven location: strong grocery and dining access within the Gainesville metro.
- 1977 vintage creates value-add potential via renovations and systems modernization.
- NOI per unit trends above metro median, with room for operational execution to further optimize.
- Risks: below-national safety percentiles and renter affordability pressure require prudent lease and CapEx strategies.