| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3945 SW 16th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1981 |
| Units | 100 |
| Transaction Date | 1983-05-01 |
| Transaction Price | $120,000 |
| Buyer | LCH II LLC |
| Seller | --- |
3945 SW 16th Ln, Gainesville FL Multifamily Opportunity
High renter concentration and amenity density in the neighborhood point to durable tenant demand, according to WDSuite’s CRE market data.
Situated in Gainesville’s inner suburb fabric, the property benefits from a neighborhood rated A+ and ranked 2 out of 114 metro neighborhoods, signaling top-tier positioning locally for investors. Amenity access is a clear strength: restaurants and grocery options rank near the top of the metro while sitting in the mid-90s nationally by density, supporting daily convenience and leasing appeal.
Renter-occupied housing makes up a very high share of neighborhood units (ranked 1 out of 114 for renter concentration), which typically translates to a deeper tenant base and consistent leasing velocity for multifamily. Neighborhood occupancy is moderate rather than tight, suggesting that well-managed properties with competitive finishes and service can differentiate to sustain occupancy. Median contract rents sit around the metro middle nationally, while neighborhood NOI per unit trends in the upper national quartiles, based on CRE market data from WDSuite.
Vintage context matters: the average neighborhood construction year is 1995, while this asset was built in 1981. That age gap points to potential value-add through targeted renovations and systems upgrades to improve competitive positioning against newer stock; investors should plan capital accordingly.
Within a 3-mile radius, household counts have increased and are projected to expand further, indicating a larger tenant base over time. The area skews toward younger adults, which supports steady demand for smaller-format apartments and student- or workforce-oriented leasing. Elevated value-to-income ratios locally suggest a high-cost ownership market relative to incomes, which tends to reinforce renter reliance on multifamily housing and support lease retention. At the same time, rent-to-income levels indicate affordability pressure for some renters, warranting attentive lease management and renewal strategies.
Safety metrics are mixed and should be underwritten with care. The neighborhood sits around the metro middle on crime (rank 53 out of 114), and compares below national averages for safety based on national percentiles. However, recent trend data indicates improvement, with estimated violent and property offense rates declining year over year, according to CRE market data from WDSuite.
For investors, the takeaway is directional: monitor submarket and property-level security practices and consider enhancements that support resident retention. Compare on-site measures and lighting, access control, and community engagement efforts with competitive assets to maintain leasing competitiveness.
The neighborhood serves a broad workforce renter base with convenient access to daily services and major corridors. Specific nearby anchor employers with verifiable distances are not available in the current dataset for this address.
This 1981, 100-unit asset sits in a top-ranked Gainesville neighborhood with strong amenity access and very high renter concentration, supporting depth of tenant demand. While neighborhood occupancy is moderate, investors can pursue value-add upgrades to close the competitiveness gap versus newer stock and sustain leasing performance. According to CRE market data from WDSuite, the surrounding area shows nationally strong amenity density and solid NOI-per-unit positioning, while ownership remains relatively costly versus local incomes — dynamics that typically support renter reliance on multifamily housing.
Within a 3-mile radius, household growth and a young renter profile point to ongoing demand, but rent-to-income levels signal affordability pressure that calls for disciplined lease management. Underwriting should balance renovation upside with prudent assumptions on concessions and renewal strategies.
- Top-tier neighborhood rank (2 of 114) with dense amenities supports leasing appeal
- Very high renter concentration indicates a deep tenant base and stable demand
- 1981 vintage presents value-add potential to compete with newer product
- Ownership costs relative to incomes reinforce renter reliance on multifamily housing
- Risk: moderate neighborhood occupancy and renter affordability pressure require disciplined lease and renewal strategy