| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3901 SW 27th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1998 |
| Units | 40 |
| Transaction Date | 2012-01-01 |
| Transaction Price | $1,800,000 |
| Buyer | KKB, LLC (Apex Prop. Mgt) |
| Seller | Magnolia Manor Apartments LLC |
3901 SW 27th St Gainesville FL Multifamily Investment
Renter-occupied housing is dominant in the surrounding neighborhood, supporting depth of tenant demand and steady leasing conditions, according to WDSuite’s CRE market data. Occupancy has trended higher over the past five years, with positioning that benefits from Gainesville’s Urban Core dynamics.
Situated in Gainesville’s Urban Core with a B+ neighborhood rating, the area is competitive among 114 Gainesville neighborhoods, indicating balanced fundamentals that multifamily operators can underwrite with measured confidence. Neighborhood occupancy is below the metro median but has improved over the past five years, a constructive signal for leasing stability.
Livability is mixed: restaurant density is comparatively strong for the metro, but the immediate blocks show limited day-to-day services such as groceries, pharmacies, childcare, and parks. For investors, this suggests residents may rely on short drives for errands while benefiting from nearby dining and employment corridors.
The property’s 1998 vintage is slightly newer than the neighborhood’s average construction year. That positioning can be competitive versus older stock, while still warranting selective capital planning for systems and interiors to sustain rentability and reduce downtime.
Tenure patterns are favorable for multifamily: the neighborhood shows a high share of renter-occupied units, and demographics aggregated within a 3-mile radius indicate population and household growth, pointing to an expanding renter pool that supports occupancy stability. Median contract rents benchmark above the metro median, reinforcing revenue potential, though pricing decisions should account for local affordability pressure and retention management.
Home values in the neighborhood are relatively accessible compared with many markets, which can introduce some competition with entry-level ownership. Even so, elevated renter concentration and projected household expansion within 3 miles suggest sustained reliance on multifamily housing, with lease management and amenity strategy important for retention.
Relative to other areas, neighborhood safety trends reflect more incidents than the national average; ranks against 114 Gainesville neighborhoods place the area below metro average. However, recent year-over-year data shows improvement in violent incident rates, a constructive directional trend to monitor alongside property-level security measures and tenant screening practices.
Nationally benchmarked percentiles indicate the neighborhood sits in a lower safety tier versus U.S. neighborhoods overall, so underwriting should incorporate prudent insurance assumptions and operating protocols. Continued improvement would support leasing stability, but investors should remain conservative when modeling turnover and loss-to-lease.
This 40-unit, 1998-vintage asset offers operational upside in a renter-heavy Gainesville neighborhood where occupancy has improved and household growth within a 3-mile radius expands the tenant base. Based on commercial real estate analysis from WDSuite, local rents benchmark above the metro median, supporting revenue potential while emphasizing the need for active lease management given affordability pressures.
The vintage is slightly newer than the neighborhood average, providing relative competitiveness versus older stock; targeted renovations and systems updates can further enhance retention and reduce downtime. Limited immediate access to daily services suggests residents rely on short drives, placing a premium on on-site convenience features and management efficiency to support pricing power.
- Renter-heavy neighborhood and expanding 3-mile household base support durable demand
- 1998 vintage offers competitive positioning with potential value-add through targeted upgrades
- Rents above metro median (per WDSuite) underscore revenue potential with disciplined leasing
- Limited immediate daily services and affordability pressure require conservative underwriting and strong retention strategy