| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3813 SW 34th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1999 |
| Units | 100 |
| Transaction Date | 1998-09-16 |
| Transaction Price | $270,000 |
| Buyer | COLLIER ASPEN RIDGE LLC |
| Seller | ASPEN RIDGE OF GAINESVILLE LTD |
3813 SW 34th St Gainesville Multifamily Investment
High renter concentration and steady neighborhood occupancy support durable tenant demand, according to WDSuite’s CRE market data. Positioning and management focus will matter given affordability pressures and mixed amenity depth.
Located in Gainesville’s Urban Core, the neighborhood scores B+ overall and is competitive among Gainesville neighborhoods (42 out of 114). For investors, this positioning suggests a stable, workaday renter base with consistent demand drivers rather than a purely luxury profile.
Renter-occupied housing is a defining feature: the neighborhood’s renter concentration is among the highest in the metro, indicating a deep pool of prospective tenants and potential for leasing stability. Neighborhood occupancy has trended higher in recent years, though the current level remains below the metro’s top tier, which points to the importance of attentive operations and targeted marketing to sustain occupancy.
Neighborhood rents are above the metro median and track in the upper tier locally, while sitting moderately above national norms. With a rent-to-income profile that signals affordability pressure, operators should plan for pragmatic lease management and value-forward features to support retention. Median home values in the area are lower relative to national benchmarks; in investment terms, this can create some competition from entry-level ownership but also supports demand for well-managed apartments that offer convenience and flexibility.
Amenity access is mixed: restaurants are relatively plentiful compared with national norms, but grocery, parks, cafes, childcare, and pharmacies are sparse within the immediate neighborhood. This underscores the value of on-site conveniences and resident programming to bolster livability. Demographic statistics aggregated within a 3-mile radius indicate population and household growth historically, with projections for further increases, which supports a larger tenant base over time.
The asset’s 1999 construction is slightly newer than the neighborhood average vintage (early 1990s). That positioning can be competitively helpful versus older stock, while still warranting capital planning for systems updates and targeted renovations to meet current renter expectations derived from multifamily property research benchmarks.
Safety metrics for the neighborhood sit below metro and national medians, based on WDSuite’s data, so investors should underwrite to prudent security and loss-prevention practices. Encouragingly, recent trends show a year-over-year decrease in violent incidents and a modest decline in property offenses, suggesting incremental improvement rather than a step-change.
In portfolio terms, this profile argues for practical measures—lighting, access controls, and resident engagement—along with budgeting for insurance and security line items consistent with submarkets that are below national safety percentiles.
Built in 1999 with approximately 100 units averaging around 593 square feet, the property aligns slightly newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for targeted value-add. The surrounding neighborhood is renter-heavy with improving occupancy trends and rents that outperform local medians—factors that support demand depth and potential pricing power when paired with disciplined operations, according to commercial real estate analysis from WDSuite.
Investor considerations include mixed amenity depth, below-median safety metrics that call for pragmatic security planning, and a rent-to-income profile that warrants careful lease management. At the same time, 3-mile demographics point to population and household growth—expanding the renter pool and supporting long-run occupancy stability.
- Renter-heavy neighborhood supports a deep tenant base and leasing stability.
- 1999 vintage offers competitive positioning with selective renovation and systems updates for value-add.
- Neighborhood rents outperform the metro median, supporting revenue management with resident value in mind.
- 3-mile population and household growth expand the renter pool, aiding occupancy over time.
- Risks: below-median safety, affordability pressure (elevated rent-to-income), and limited nearby amenities require active management and prudent underwriting.