| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3955 SW 16th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | 2014-03-31 |
| Transaction Price | $116,600 |
| Buyer | HODGE BETTY JO |
| Seller | RABELL FRANCISCO |
3955 SW 16th Ln Gainesville FL Multifamily Investment
Renter concentration is high and daily-needs amenities are dense in this Inner Suburb location, according to WDSuite’s CRE market data, supporting consistent tenant demand even as neighborhood occupancy can cycle.
This Gainesville Inner Suburb posts an A+ neighborhood rating (ranked 2 out of 114 metro neighborhoods), signaling strong fundamentals for multifamily demand relative to the metro. Daily conveniences are a standout: grocery, restaurant, cafe, and pharmacy density place the area in the top quartile nationally, which helps leasing velocity and resident retention.
Neighborhood occupancy is measured at the neighborhood level, not the property; at 88.1% (ranked 68 of 114), it sits below the metro median, indicating leasing may require active management. Counterbalancing this, the share of renter-occupied housing units is elevated at 80.6% (ranked 1 of 114; top percentile nationally), pointing to a deep tenant base and durable multifamily demand.
Construction year for the subject property is 1980, while the neighborhood’s average construction year trends newer (1995). The older vintage suggests investors should plan for capital improvements or renovations, with potential to capture value-add upside and enhance competitive positioning versus newer stock.
Within a 3-mile radius, demographics show modest recent population growth and a faster increase in households, with forecasts indicating a larger tenant base over the next five years. A high renter share within this radius supports occupancy stability, while rising median rents and smaller average household sizes point to continued demand for well-managed, appropriately priced units.
Ownership costs in the area are a mixed signal: while median home values are lower than many U.S. neighborhoods, home values relative to local incomes are elevated by national standards. For multifamily investors, this tends to sustain reliance on rental housing and can support pricing power, but it also warrants close attention to rent-to-income ratios and renewal strategies.
Safety signals are mixed when benchmarked broadly. The neighborhood’s crime profile ranks 53 out of 114 Gainesville metro neighborhoods, and national percentiles indicate below-average safety compared with U.S. neighborhoods overall. However, recent trend data shows improvement, with double-digit year-over-year declines in both property and violent offense estimates, suggesting conditions have been moving in a favorable direction.
For underwriting, frame safety as a comparative factor: competitive amenity access and renter demand can support leasing, but operating plans should include security-minded property management and resident engagement consistent with assets in submarkets that trail national safety percentiles.
The 1980-built, 100-unit property sits in one of Gainesville’s highest-rated neighborhoods for multifamily, with strong amenity access and a deep renter pool. While neighborhood occupancy (measured at the neighborhood level) trails the metro median, high renter-occupied share and growing household counts within 3 miles support demand resilience and leasing durability. Based on CRE market data from WDSuite, relative ownership costs versus income favor ongoing renter reliance, positioning well-executed value-add and operations-focused strategies to compete.
Investors should underwrite for renovation and asset modernization to strengthen competitiveness versus newer stock, while managing affordability pressure with disciplined rent-to-income oversight and renewal planning. Forecast growth in nearby households and rents supports a constructive long-term view, with execution risk centered on leasing management and cost control.
- A+ neighborhood (2 of 114) with top-quartile amenity access supports tenant retention
- High renter-occupied share indicates deep tenant base and demand depth
- 1980 vintage offers value-add and systems modernization potential to enhance competitiveness
- 3-mile household growth and rent projections underpin a constructive, long-term leasing outlook
- Risks: neighborhood occupancy below metro median, affordability pressure, and operating costs require active management