| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4001 SW 15th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1981 |
| Units | 100 |
| Transaction Date | 1981-02-01 |
| Transaction Price | $148,000 |
| Buyer | LCH II LLC |
| Seller | --- |
4001 SW 15th Ln Gainesville Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and dense retail/food access, according to WDSuite’s CRE market data. Location fundamentals point to steady leasing with value-add upside from an older 1981 vintage.
The property sits in an Inner Suburb of Gainesville with strong day-to-day convenience. Neighborhood amenity density is competitive among Gainesville neighborhoods, with grocery and restaurant options ranking near the top of the metro and in the top quartile nationally. Parks and pharmacies are also readily accessible, while formal childcare options are limited in the immediate area.
For investors evaluating demand depth, the neighborhood shows a very high share of renter-occupied housing units (80.6%), reinforcing a sizable tenant base for multifamily. Neighborhood occupancy is below national averages, so asset-level operations and leasing execution will matter; however, NOI per unit trends for the neighborhood test above metro norms, suggesting room for disciplined revenue management, based on CRE market data from WDSuite.
Demographic statistics aggregated within a 3-mile radius indicate a youthful renter pool and steady pipeline of future renters. While recent population growth has been modest, projections call for notable increases in both population and households by the mid-term outlook, with smaller average household sizes—favorable for demand across studios and smaller formats. These trends support tenant-base expansion and can help stabilize occupancy over the hold period.
Ownership costs in the neighborhood are relatively accessible on headline prices but elevated relative to incomes (high value-to-income ratio). This mix, along with a median contract rent near the metro middle, implies that multifamily competes well versus entry-level ownership and can sustain rental demand; at the same time, higher rent-to-income ratios point to affordability pressure that warrants careful lease management and renewals strategy.
Safety indicators for the neighborhood trend below national norms, with both violent and property offense rates positioned in low national percentiles. Recent year-over-year estimates show double-digit declines in both categories, signaling improvement momentum. Investors should underwrite with conservative assumptions and consider standard security measures and lighting upgrades to support resident retention and leasing.
Built in 1981, the asset is older than the neighborhood’s average construction year, presenting potential value-add and capital planning opportunities to improve competitive positioning versus newer stock. Demand drivers are supported by a very high neighborhood renter-occupied share and dense retail/grocery access, while neighborhood occupancy trends below national averages emphasize the importance of active leasing and operations. According to CRE market data from WDSuite, neighborhood NOI per unit performance is strong relative to the metro, which can support a disciplined renovation and rent strategy.
Within a 3-mile radius, projections call for meaningful population and household growth with smaller average household sizes, expanding the renter pool and supporting lease-up and renewal velocity. Affordability pressure (high rent-to-income ratios) and below-average safety metrics are the primary risks to monitor, best addressed through measured rent growth, resident services, and property-level security enhancements.
- 1981 vintage offers value-add and system modernization upside versus newer neighborhood stock.
- High neighborhood renter-occupied share supports a deep tenant base and leasing stability.
- Dense grocery/restaurant access and everyday services enhance livability and retention.
- 3-mile forecasts point to renter pool expansion, aiding occupancy over the hold period.
- Risks: affordability pressure (high rent-to-income) and below-national safety metrics; underwrite conservative rent growth and invest in security.