| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 54th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3245 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3245 SW Archer Rd Gainesville Multifamily Investment
Renter concentration is high in this inner-suburban Gainesville neighborhood, supporting a deep tenant base and steady leasing, according to WDSuite’s CRE market data. Newer 2008 vintage relative to local stock positions the asset competitively for operations and selective upgrades.
Located along a well-trafficked Gainesville corridor, the property benefits from strong daily-needs access. Neighborhood amenities score well versus the metro: grocery, cafe, and restaurant densities rank among the strongest locally (e.g., cafe density is competitive among Gainesville’s 114 neighborhoods and sits in the top decile nationally), supporting convenience and renter appeal. While park access is limited, retail and services depth mitigates some lifestyle trade-offs for residents.
The neighborhood carries an A rating and ranks 11th of 114 in Gainesville, placing it above the metro median on several livability and housing factors. Relative to the metro, the area’s amenity mix and household formation trends are constructive for multifamily demand. Median contract rents for the neighborhood sit around the middle of national markets, indicating room for value-oriented positioning rather than premium pricing.
Renter-occupied housing is predominant, with renter concentration near the top of Gainesville neighborhoods and in the top percentile nationally. For investors, this points to a large, active tenant pool and supports leasing velocity and occupancy management, particularly for professionally managed assets.
Within a 3-mile radius, demographics show population growth over the last five years and a notable increase in households, with a large share of residents aged 18–34. Forward-looking projections also indicate continued population and household expansion in the near term, suggesting a larger tenant base that can help sustain occupancy. Household incomes are rising from a low base, which supports gradual rent growth, though careful lease management and product-market fit remain important as rent-to-income ratios signal some affordability pressure.
Home values remain relatively accessible compared with many U.S. markets, which can create some competition from entry-level ownership options. However, elevated renter concentration and strong amenity access in this location tend to reinforce reliance on multifamily housing and can aid retention for well-operated communities grounded in practical pricing and service.
Safety outcomes here trail national norms, with neighborhood crime metrics ranking in the lower tiers of Gainesville’s 114 neighborhoods and placing below average nationally. Recent data indicates property incidents eased modestly year over year, while violent incidents ticked up, underscoring the need for ongoing security and resident-experience strategies typical for urban-adjacent Florida submarkets.
For context, the area would not be characterized as top quartile nationally on safety; investors commonly address this through lighting, access controls, and partnership with community resources. Monitoring trend direction is advisable as part of standard risk management rather than a deterrent to underwriting.
Built in 2008, the property is newer than the neighborhood’s average vintage, which can reduce near-term capital exposure while allowing targeted value-add through interiors, system updates, and amenities to sharpen competitive positioning against older stock. High renter concentration and strong amenity access support a durable tenant base and leasing velocity. Within a 3-mile radius, population growth and a rising household count point to renter pool expansion that can support occupancy stability and measured rent growth.
At the same time, neighborhood rent-to-income ratios suggest affordability pressure for some cohorts, and safety metrics are below national averages—both manageable risks with disciplined operations, product-market fit, and prudent lease management. According to CRE market data from WDSuite, neighborhood-level occupancy and renter share trends validate sustained multifamily demand drivers, with this location well-positioned to compete through service and targeted upgrades.
- 2008 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- High renter-occupied share signals deep tenant base and supports leasing stability
- 3-mile radius shows population and household growth, expanding demand for rental units
- Strong daily-needs and dining access enhances resident convenience and retention
- Risks: below-average safety and affordability pressure require focused operations and disciplined pricing