| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3521 SW 19th Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 2007-01-18 |
| Transaction Price | $483,000 |
| Buyer | GDCB GAINESVILLE PROPCO LLC |
| Seller | BRUCE DUNCAN DELANEY REVOCABLE TRUST |
3521 SW 19th Ave Gainesville Multifamily Investment
Neighborhood data signal durable renter demand supported by a high share of renter-occupied units and broad amenity access, according to WDSuite’s CRE market data. Focus centers on tenancy depth and lease management rather than outsized rent growth.
This Inner Suburb pocket of Gainesville ranks 2 out of 114 metro neighborhoods with an A+ neighborhood rating, indicating strong local fundamentals relative to the region. Amenity access is a clear strength: restaurants (ranked 3 of 114) and cafes (3 of 114) are dense for the metro, and groceries (2 of 114) and pharmacies (3 of 114) add daily convenience. Nationally, these amenity concentrations sit in the upper percentiles, which helps support leasing appeal and tenant retention.
The property’s 1972 vintage is older than the neighborhood’s average construction year of 1995 (ranked 15 of 114). For investors, that typically points to capital planning and value‑add potential through unit renovations, building systems upgrades, and common‑area improvements to stay competitive against newer stock.
Renter-occupied housing is a defining feature here: the neighborhood’s renter concentration ranks 1 out of 114 in the metro, signaling a deep tenant base for multifamily. Neighborhood occupancy is mid‑pack (ranked 68 of 114), so underwriting should emphasize leasing execution and product differentiation rather than assuming outsized absorption.
Within a 3‑mile radius, population has expanded and households have grown meaningfully, with further gains projected — pointing to a larger tenant base and continued renter pool expansion. The area skews young (notably a high share of 18–34 year‑olds), supporting demand for smaller formats and functional finishes. Median home values sit below many national peers while the value‑to‑income ratio ranks 3 of 114 (high nationally), a combination that tends to sustain reliance on rental options and can support pricing power in well‑positioned assets. At the same time, rent‑to‑income is elevated for the neighborhood, suggesting prudent lease management to mitigate affordability pressure and support retention.
Safety metrics are mixed versus broader benchmarks. Compared with Gainesville’s 114 neighborhoods, this area sits around the middle of the pack (crime rank 53 of 114), which is weaker than top‑quartile locations but not the metro’s most challenged. Nationally, the neighborhood tracks below average for safety; however, recent trends show improvement, with both violent and property offense rates declining year over year — a constructive signal to monitor in ongoing risk assessments.
Investors should incorporate standard operating measures (lighting, access control, and coordination with local management) and track neighborhood‑level trends as part of underwriting rather than relying on block‑level assumptions.
This 100‑unit Gainesville asset offers exposure to a top‑ranked Inner Suburb neighborhood with strong amenity density and one of the metro’s deepest renter concentrations. Based on CRE market data from WDSuite, neighborhood occupancy is mid‑tier, so performance hinges on leasing execution; however, a large 3‑mile renter base, projected household growth, and sustained rental reliance provide demand depth.
Built in 1972, the asset is older than the neighborhood average, pointing to clear value‑add and capital planning pathways to enhance competitiveness against newer stock. Elevated neighborhood rent‑to‑income suggests conscientious pricing and renewal strategies, but amenity access and demographic momentum support stabilized occupancy over a hold period when operations are disciplined.
- Top‑tier neighborhood ranking (2 of 114) with strong amenity access that supports leasing appeal
- Deep renter-occupied housing base (metro‑leading share) indicating durable tenant demand
- 1972 vintage creates value‑add and systems upgrade opportunities to drive NOI
- 3‑mile household and population growth bolster the renter pool and support occupancy stability
- Risk: mid‑tier neighborhood occupancy and elevated rent‑to‑income call for disciplined lease and renewal management