| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3643 SW 20th Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1977 |
| Units | 99 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3643 SW 20th Ave Gainesville Multifamily Investment
Neighborhood fundamentals point to a deep renter pool and strong amenity access, according to WDSuite s CRE market data, though current occupancy sits below national averages and warrants active leasing oversight.
Positioned in Gainesville s inner-suburban fabric, the property benefits from a neighborhood rated A+ and ranked 2 out of 114 metro neighborhoods, signaling top-tier local positioning. Amenity access is a clear strength: restaurants, groceries, and pharmacies rank within the top three out of 114 metro neighborhoods and are in the top quartile nationally, supporting daily convenience and renter appeal.
Renter concentration is high at the neighborhood level, with renter-occupied housing comprising a large share of units (ranked 1 of 114; 99th percentile nationally). For investors, this indicates depth in the tenant base and supports ongoing leasing velocity, even as the neighborhood s occupancy rate (88.1%) sits below the national median (38th percentile nationally; rank 68 of 114). Proactive leasing and renewal strategies are likely important to sustain stability.
Within a 3-mile radius, demographics point to a durable renter pipeline: population grew in recent years and households increased by 14.3%, with forecasts calling for continued population growth and a substantial rise in household count through 2028. This expansion implies a larger tenant base and supports occupancy stability for multifamily assets. Household incomes are projected to rise, and rents are also forecast to grow, reinforcing the case for sustained rental demand.
Ownership dynamics present a mixed but favorable backdrop for rentals. Neighborhood home values sit below national medians (28th percentile), yet the value-to-income ratio is high (89th percentile nationally), indicating a higher-cost ownership market relative to local incomes. For multifamily owners, this typically sustains renter reliance and can support pricing power, provided rent-to-income levels are managed to mitigate retention risk.
The asset s 1977 vintage is older than the neighborhood average construction year (1995; rank 15 of 114; top quartile nationally for newer stock), pointing to potential capital planning needs alongside value-add or renovation upside to remain competitive against newer product.
Safety trends should be evaluated with care. The neighborhood s crime profile sits below the national average (overall crime around the 35th percentile nationally), and it ranks mid-pack within the Gainesville metro (53 of 114). Importantly, recent year-over-year trends show improvement: estimated violent offenses declined and property offenses also decreased, placing the neighborhood in stronger improvement percentiles nationally. Investors may view this as positive momentum but should continue monitoring local data and on-the-ground conditions.
3643 SW 20th Ave sits in one of Gainesville s highest-rated neighborhoods (ranked 2 of 114), with exceptional access to daily amenities that underpin renter convenience. According to CRE market data from WDSuite, the area maintains a very high share of renter-occupied units, signaling depth in the tenant base. While neighborhood occupancy trails national norms, a growing 3-mile radius population and expanding household counts point to ongoing renter demand that can support leasing stability with active management.
The 1977 construction presents a clear value-add angle: targeted renovations and systems upgrades can enhance competitive positioning versus the neighborhood s relatively newer housing stock. Ownership remains comparatively expensive relative to incomes locally, which typically supports multifamily demand and lease retention, though elevated rent-to-income levels suggest careful rent setting and renewal strategies are prudent.
- Top local positioning: A+ neighborhood, ranked 2 of 114 within the Gainesville metro
- Deep renter base: renter-occupied share ranks 1 of 114; supports leasing velocity
- Amenity-rich location: strong national standing for restaurants, groceries, and pharmacies
- Value-add potential: 1977 vintage offers renovation and modernization upside
- Risks to manage: below-national occupancy and elevated rent-to-income require disciplined leasing and renewal strategy