| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3833 SW 26th Ter, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3833 SW 26th Ter Gainesville Multifamily Investment
Urban Core location with a high renter-occupied share supports steady leasing, while neighborhood occupancy has been improving, according to WDSuite’s CRE market data. Investors should underwrite for rent-to-income sensitivity alongside durable demand from a predominantly renter base.
Neighborhood and Demand Drivers
Positioned in Gainesville’s Urban Core, the property sits in a service-light pocket with limited everyday amenities inside the immediate neighborhood, though restaurant density is comparatively stronger than other local categories. This mix points to convenience for dining but fewer walkable options for groceries or pharmacies, so on-site offerings and resident services can be differentiators for retention.
The neighborhood’s renter-occupied share is high relative to the metro (top quartile nationally), indicating a deep tenant base that supports multifamily absorption and renewals. By contrast, the neighborhood’s occupancy level sits below the metro median but has trended upward over the past five years, which supports a cautious but constructive leasing outlook.
Construction year averages in the area skew to the early 1990s, while this asset was built in 1980. The older vintage suggests potential value-add via unit and system upgrades, with an eye toward enhancing competitiveness versus slightly newer stock.
Within a 3-mile radius, population and household counts have expanded over the last five years, and the 18–34 cohort comprises a large share of residents. This tilt toward younger households, combined with an elevated renter concentration, points to a larger tenant base and supports occupancy stability. Forward-looking projections indicate additional growth in households over the next five years, which could reinforce demand for rental units based on CRE market data from WDSuite.
Home values in the neighborhood track below many metro peers, which can create some competition from ownership options. Even so, elevated rent-to-income ratios locally suggest investors should manage pricing and renewals carefully to balance retention with revenue goals.
Safety Context
Relative to neighborhoods nationwide, this area scores below the median for safety, and it is not among the safest within Gainesville (114 neighborhoods). That said, recent trends show violent offenses declining year over year, which is a constructive directional signal.
For investors, this context argues for standard security measures and attentive property management to support leasing and renewal performance, while tracking whether the recent improvement continues.
This 100-unit, 1980-vintage asset offers exposure to Gainesville’s Urban Core with a deep renter pool and improving neighborhood occupancy. The property’s older vintage creates clear value-add angles through interior and system upgrades to compete with early-1990s stock. According to commercial real estate analysis from WDSuite, the surrounding neighborhood shows strong renter concentration, which supports absorption and renewals, though rent-to-income levels point to careful rent setting and renewal strategies.
Near-term underwriting should assume steady demand from a predominantly young, renter-heavy 3-mile radius alongside prudent expense and capital planning. Limited day-to-day amenities nearby elevate the importance of on-site features and professional management to drive retention.
- High renter concentration supports a larger tenant base and renewal stability.
- 1980 vintage provides value-add potential through targeted renovations and system upgrades.
- Neighborhood occupancy has improved, though levels remain below the metro median.
- Risks: elevated rent-to-income ratios and limited nearby daily amenities require disciplined pricing and management.