| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3911 SW 27th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1998 |
| Units | 100 |
| Transaction Date | 2012-01-24 |
| Transaction Price | $1,800,000 |
| Buyer | KKB L L C |
| Seller | MAGNOLIA MANOR APARTMENTS LLC |
3911 SW 27th St Gainesville Multifamily Investment
High renter concentration and steady student-driven demand point to durable leasing fundamentals in this Urban Core location, according to WDSuite’s CRE market data. With neighborhood occupancy improving in recent years, the focus is on consistent tenancy rather than luxury amenity appeal.
Neighborhood rating is B+ with a rank of 42 out of 114, indicating performance that is competitive among Gainesville neighborhoods. The area functions as an Urban Core renter hub, where renter-occupied housing is a dominant share, supporting a deeper tenant base and more predictable turnover cycles for multifamily operators.
Renter-occupied share in the neighborhood is high (ranked 6 of 114, top decile metro; 98th percentile nationally), which typically supports demand stability and active leasing. Median contract rents have risen over the past five years, and while the neighborhood occupancy rate sits below the metro median, it has trended upward, signaling improving absorption and renewal prospects for well-managed assets.
Within a 3-mile radius, demographics skew young-adult with a large 18–34 population and expanding household counts over the past five years, pointing to ongoing renter pool expansion and consistent pre-leasing potential. Forward-looking projections in this radius call for additional population and household growth, which should reinforce multifamily demand and support occupancy stability.
Local amenities are mixed: restaurant density ranks 14 of 114 (top quartile in the metro), but everyday retail and parks are thinner nearby. For investors, this suggests positioning that favors convenience to dining and campus-oriented services while acknowledging limited immediate neighborhood retail; underwriting should prioritize access patterns and transit over walk-to retail in the near term. These observations align with commercial real estate analysis supported by WDSuite’s data.
Vintage context: the average neighborhood construction year is 1993, while the subject’s 1998 vintage is somewhat newer, offering relative competitiveness versus older stock; however, 1990s systems may warrant targeted modernization to enhance durability and NOI over the hold.
Safety indicators in this neighborhood track below the national average (national percentiles are low), and the area sits below the metro median based on rank comparisons against 114 Gainesville neighborhoods. For investors, this often means paying closer attention to security features, visibility, and on-site management practices to support tenant retention.
Trend-wise, recent data show a year-over-year improvement in violent offense rates, which is a constructive signal, though overall crime levels remain comparatively elevated versus many U.S. neighborhoods. Framing safety at the neighborhood scale—rather than the property itself—helps calibrate operational planning without overstating block-level conditions.
This 100-unit, 1998-vintage property sits in an Urban Core neighborhood with a high renter concentration and a young-adult demographic within 3 miles—factors that typically support a larger tenant base and steady pre-leasing. Neighborhood occupancy has improved in recent years even as it trails the metro median, suggesting that well-executed operations can capture demand and stabilize effectively. According to CRE market data from WDSuite, restaurant density is strong locally while other daily conveniences are thinner, favoring a strategy that leans on transit access, on-site amenities, and service partnerships.
From an investment standpoint, the 1998 vintage offers relative competitiveness versus older area stock and potential to create value through targeted system upgrades and select unit/interior refresh. Monitoring affordability pressure is prudent: neighborhood rent-to-income ratios are elevated, so renewal strategies may need to balance pricing power with lease retention. Overall, growing households in the 3-mile radius and a deep renter base support durable demand, with upside from thoughtful capital planning and strong management.
- Deep renter base and young-adult demographics within 3 miles support leasing velocity and occupancy stability.
- 1998 vintage is newer than the neighborhood average, with value-add potential via targeted system and interior upgrades.
- Improving neighborhood occupancy and strong restaurant density point to resilient day-to-day demand drivers.
- Risk: elevated rent-to-income ratios heighten retention risk; underwriting should emphasize renewal management and expense controls.
- Risk: neighborhood safety metrics lag national norms, reinforcing the importance of security measures and active on-site management.