| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3555 SW 20th Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1973 |
| Units | 100 |
| Transaction Date | 2009-02-26 |
| Transaction Price | $1,000,000 |
| Buyer | ABRAMS ALAN B |
| Seller | CHELSEA LANE APARTMENT LLC |
3555 SW 20th Ave Gainesville Multifamily Investment
Strong renter concentration and amenity density suggest durable tenant demand in this Inner Suburb location, according to WDSuite’s CRE market data. Neighborhood occupancy trends and pricing should be evaluated alongside value-add planning.
The surrounding neighborhood rates A+ and ranks 2 out of 114 Gainesville neighborhoods, indicating competitive fundamentals versus the metro. Amenities are a clear strength at the neighborhood level, with high concentrations of restaurants, groceries, and cafes that support daily convenience and leasing appeal. These observations reflect neighborhood conditions, not the property itself, and are based on commercial real estate analysis from WDSuite.
Renter-occupied housing represents a large share of neighborhood units (80.6%), signaling depth in the tenant base for multifamily operators. By contrast, the neighborhood’s occupancy rate measures at 88.1% for the neighborhood overall, which suggests operators should continue to focus on product differentiation and leasing execution to maintain stability. These metrics are measured for the neighborhood, not the property.
Within a 3-mile radius, population has grown and households have expanded more quickly than population, pointing to a larger renter pool over time. Projections indicate additional increases in households through the forecast period, which can support occupancy stability and absorption if properties are positioned correctly on finishes, amenities, and management.
Ownership costs in the neighborhood are elevated relative to incomes (high value-to-income ratio and below-average neighborhood incomes), which typically sustains reliance on rental housing and can support pricing power for well-run assets. However, the neighborhood’s rent-to-income ratio is high, so asset management should incorporate affordability-aware renewal strategies to reduce turnover risk. All figures reference neighborhood-level statistics, not the property.
Safety indicators at the neighborhood level trend weaker than national norms (lower national percentiles indicate comparatively higher crime), so investors should underwrite with prudent security, lighting, and resident-experience planning. Year over year, both violent and property offense rates have declined at the neighborhood level, which is a constructive directional signal.
Within the Gainesville metro, the neighborhood’s crime rank is 53 out of 114 neighborhoods, reflecting comparatively higher crime versus many local peers. Nationally, safety sits in lower percentiles, though recent declines in estimated violent and property offenses suggest improvement momentum. These metrics reflect neighborhood conditions rather than the property itself.
Built in 1973, the asset is older than nearby averages, creating a clear value-add and capital planning angle to enhance competitive positioning against newer stock. The immediate neighborhood offers a strong renter base and daily convenience amenities, while overall neighborhood occupancy near 88% suggests disciplined leasing, finish upgrades, and service quality will help sustain performance. According to CRE market data from WDSuite, elevated ownership costs relative to income in the neighborhood tend to reinforce multifamily reliance, though high rent-to-income levels call for careful rent setting and renewal management.
Within a 3-mile radius, recent population growth and a faster increase in households indicate a broadening renter pool, with forecasts pointing to further household expansion. Taken together, the older vintage, deep neighborhood renter concentration, and expanding local household counts support a value-oriented renovation thesis paired with targeted affordability and retention strategies.
- Older 1973 vintage supports value-add through interior and systems upgrades
- High renter-occupied share at the neighborhood level underpins tenant base depth
- 3-mile household growth expands the renter pool and supports occupancy stability
- Elevated ownership costs relative to income can sustain demand for rentals
- Risk: neighborhood safety scores sit below national averages and rent-to-income is high, requiring prudent security and affordability-aware leasing