| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 47th | Good |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3801 SW 13th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1996 |
| Units | 100 |
| Transaction Date | 1995-12-06 |
| Transaction Price | $81,000 |
| Buyer | LANDINGS AT BIVENS ARM LTD PA |
| Seller | --- |
3801 SW 13th St Gainesville Multifamily Investment
Neighborhood-level signals point to durable renter demand and improving occupancy trends in the area, according to WDSuite’s CRE market data. Elevated ownership costs relative to incomes and a high renter-occupied share in the neighborhood support leasing depth for a 1996-vintage, 100-unit asset.
The property sits in an Inner Suburb pocket of Gainesville with an A- neighborhood rating (19th of 114 locally), suggesting competitive positioning among Gainesville neighborhoods for multifamily. Neighborhood occupancy has trended higher over the past five years, a constructive backdrop for maintaining lease-up and retention.
Day-to-day convenience is a local strength: the neighborhood ranks well for grocery and pharmacy access (both in the 80s nationally), and restaurant density is also comparatively strong. Within the Gainesville metro, these amenity levels place the area competitive among peers, supporting livability and renter stickiness even as parks and cafes are less prevalent nearby.
Renter concentration is high at the neighborhood level (renter-occupied share well above metro norms), signaling a deep tenant base for multifamily operators. Construction vintage for the property (1996) is newer than the neighborhood average stock (late 1980s), which can offer a competitive edge versus older product while still warranting selective modernization for systems and finishes over a hold period.
Demographics aggregated within a 3-mile radius show population and households expanding over the past five years, with forecasts indicating further household growth by 2028. This points to a larger tenant base and supports occupancy stability and absorption potential for well-managed assets.
Home values in the neighborhood rank high relative to incomes (near the top of Gainesville neighborhoods and strong nationally), reinforcing renter reliance on multifamily housing. At the same time, measured rent-to-income levels in the neighborhood suggest manageable—though not negligible—affordability pressure, informing prudent lease management and renewal strategies.
Safety indicators for the neighborhood track below national averages, with overall crime measures sitting in the lower national percentiles. Within the Gainesville metro, the area falls near the middle of the pack among 114 neighborhoods. Recent trends show a year-over-year decline in property offenses and a modest improvement in violent offense rates, which investors may view as a gradual stabilization rather than a dramatic shift.
As with any infill suburban location, operators should calibrate security measures and resident experience accordingly—leveraging lighting, access controls, and community engagement—to support retention and protect NOI.
This 1996-vintage, 100-unit asset benefits from a neighborhood with improving occupancy, strong grocery/pharmacy access, and a high share of renter-occupied housing units—factors that underpin demand depth and leasing stability. Elevated ownership costs relative to local incomes further support renter reliance on multifamily, while the property’s newer-than-average vintage can outperform older stock with targeted upgrades to systems and interiors.
Neighborhood fundamentals also screen well on income-producing potential, ranking near the top locally on NOI per unit. Combined with 3-mile demographic trends that point to continued household growth and an expanding renter pool, the setup favors steady operations and selective value-add execution—based on commercial real estate analysis from WDSuite rather than speculation.
- High renter-occupied share at the neighborhood level supports demand depth and lease retention.
- Ownership costs outpace incomes locally, reinforcing multifamily as the practical housing option and aiding pricing power.
- 1996 construction offers a competitive edge versus older stock, with room for targeted modernization.
- Neighborhood NOI per unit ranks among the top performers in Gainesville, supporting long-run cash flow potential.
- Risks: safety metrics sit below national benchmarks and occupancy is not top-tier, warranting active management and security investment.