| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4003 SW 16th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4003 SW 16th Ln Gainesville Multifamily Opportunity
Strong renter concentration and daily-needs amenities nearby point to durable demand, according to WDSuite’s CRE market data. Positioning focuses on steady occupancy and prudent rent management rather than outsized growth.
Located in Gainesville’s inner suburb, the neighborhood scores A+ and ranks 2 out of 114 across the metro, signaling competitive fundamentals for multifamily. Amenity access is a clear strength: grocery and restaurant density rank near the top of the metro and fall in the top quartile nationally, supporting day-to-day convenience that helps leasing and retention.
Renter-occupied housing is the dominant tenure in this neighborhood, indicating a deep tenant base for a 100-unit property. At the same time, the neighborhood’s occupancy rate sits below the metro median, suggesting operators should emphasize leasing discipline and renewal strategies to sustain performance through seasonal swings.
The asset’s 1980 vintage is older than the neighborhood’s average construction year (1995). That age gap points to straightforward value-add levers—interiors, common areas, and building systems—while also requiring capital planning to remain competitive versus newer stock.
Within a 3-mile radius, demographics skew heavily toward ages 18–34 with a large renter pool (about three-quarters of occupied units renter-occupied). Households have grown in recent years and forecasts point to further household expansion and smaller average household sizes, which can enlarge the tenant base and support occupancy stability over the medium term, based on CRE market data from WDSuite.
Home values in the neighborhood are comparatively accessible in dollar terms, but the value-to-income ratio ranks high nationally, indicating a high-cost ownership market relative to local incomes. That dynamic, combined with strong amenity access, tends to reinforce reliance on rental housing—positive for depth of demand—while a higher rent-to-income ratio locally raises retention and collections considerations for operators.
Safety indicators benchmark below national norms, with the neighborhood’s crime profile landing in lower national percentiles. However, recent year-over-year trends show improvement, including notable declines in estimated violent and property offenses. In metro context (114 neighborhoods), the area is roughly mid-pack, and continued monitoring of trend direction is prudent for underwriting and reputation management.
This 1980-vintage, 100-unit Gainesville property aligns with a neighborhood that is highly competitive in the metro and rich in daily-needs amenities—factors that support leasing velocity and renewal potential. A deep renter pool and projections for additional household growth within 3 miles suggest a larger tenant base over time, while the older vintage creates clear value-add and modernization opportunities to improve positioning against newer inventory. According to CRE market data from WDSuite, the neighborhood’s occupancy sits below the metro median, favoring asset management focused on renewals, concessions discipline, and targeted upgrades.
Ownership costs relative to income are elevated by national standards, reinforcing sustained rental demand; conversely, the local rent-to-income profile warrants careful affordability and collections management. Safety metrics lag national averages but have improved year-over-year, which supports a cautiously constructive view on long-term neighborhood trajectory.
- Competitive neighborhood fundamentals and top-tier amenity access support demand and retention
- Large renter base with projected household growth expands the tenant pool over time
- 1980 vintage offers clear value-add and system modernization pathways for NOI lift
- Below-metro occupancy suggests focus on renewals, pricing, and leasing discipline
- Risks: affordability pressure (rent-to-income), perception of safety, and lease-up seasonality