| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3944 SW 17th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 2001 |
| Units | 100 |
| Transaction Date | 1997-05-14 |
| Transaction Price | $110,000 |
| Buyer | BOUGHANNAM NIDAL |
| Seller | M M PARRISH & ASSOC INC |
3944 SW 17th Ln, Gainesville FL Multifamily Investment
Neighborhood renter demand is deep and occupancy levels in this area are in the high 80s, according to WDSuite’s CRE market data. These metrics reflect the surrounding neighborhood rather than the property and point to stable leasing fundamentals for a 100-unit asset.
This Inner Suburb location ranks near the top among 114 Gainesville metro neighborhoods (overall A+ rating, rank 2), signaling strong fundamentals for multifamily. Grocery, restaurant, and cafe access are standouts with neighborhood amenities in the mid‑90s national percentiles, supporting daily convenience and helping with retention and leasing velocity.
The area’s housing stock trends slightly older than the subject’s 2001 vintage (neighborhood average 1995). Being newer than the local average can help the property compete against older inventory; investors should still plan for targeted modernization of building systems typical for early‑2000s assets.
Renter-occupied share is high at the neighborhood level (ranked 1 of 114; top tier nationally), indicating a deep tenant base and steady multifamily demand. Neighborhood occupancy sits in the high‑80% range; while below national top quartiles, the strong renter concentration supports ongoing leasing activity and mitigates downtime risk when managed proactively.
Within a 3‑mile radius, households have grown while average household size has edged lower, and forecasts point to further household expansion by 2028. This pattern implies a larger renter pool over time, which can support occupancy stability and absorption. In a high‑cost ownership context locally (value‑to‑income high by national standards), rental housing remains an accessible option, reinforcing depth of demand. At the same time, relatively elevated rent-to-income ratios in the neighborhood suggest affordability pressure that warrants attentive lease management and renewal strategies.
Parks and pharmacies index well (upper‑quartile national percentiles), complementing the strong retail and food access. Taken together, these location dynamics align with investor priorities for convenience-driven submarkets and, based on commercial real estate analysis from WDSuite, indicate competitive positioning among Gainesville neighborhoods.
Safety indicators vary when viewed locally versus nationally. At the metro level, the neighborhood sits around the better half of Gainesville’s 114 neighborhoods (crime rank 53 of 114), suggesting it is competitive among local peers. Nationally, crime rates index below average, but recent trend data shows meaningful improvement year over year, which investors often monitor alongside property-level security and lighting upgrades.
According to WDSuite’s CRE market data, estimated violent and property offense rates have declined over the last year (double‑digit reductions), placing the neighborhood’s improvement trajectory above many U.S. areas. Investors should pair these trends with on‑site measures and insurer feedback to calibrate operating assumptions and resident experience expectations.
The property’s 2001 vintage is newer than the neighborhood average, offering a competitive edge against older stock with potential to add value through selective updates. Strong neighborhood amenity access and a deep renter base (top tier renter concentration locally) underpin demand, while occupancy in the high‑80% range suggests stable leasing with room for operational execution to lift performance. Based on CRE market data from WDSuite, the surrounding area’s convenience retail and services index well nationally, supporting retention.
Forward-looking neighborhood and 3‑mile trends point to growth in households and a sustained renter pool, reinforcing long‑term demand. Key watch items include neighborhood affordability pressure (higher rent-to-income readings) and safety benchmarking relative to national levels; both can be managed through resident screening, targeted capex, and thoughtful rent setting.
- Newer 2001 vintage vs. local average, with value‑add potential through selective modernization
- Deep renter-occupied base supports leasing demand and occupancy stability
- Strong daily‑needs amenities (food, grocery, services) bolster retention and pricing power
- Household growth within 3 miles indicates an expanding renter pool over the medium term
- Risks: neighborhood affordability pressure and safety benchmarking require prudent operations and targeted capex