| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4003 SW 27th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1998 |
| Units | 100 |
| Transaction Date | 2003-05-15 |
| Transaction Price | $390,000 |
| Buyer | KKB L L C |
| Seller | MAGNOLIA MANOR APARTMENTS LLC |
4003 SW 27th St, Gainesville FL Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and a five-year rise in occupancy, according to WDSuite’s CRE market data, positioning this asset for steady leasing with prudent management. The 1998 vintage provides competitive positioning versus older local stock while leaving room for targeted modernization.
The neighborhood carries a B+ rating and is competitive among Gainesville neighborhoods (ranked 42 out of 114), signaling solid fundamentals for workforce and student-oriented rentals. Restaurants are reasonably accessible compared with the metro, though day-to-day amenities like groceries, parks, pharmacies, cafes, and childcare are limited locally, so residents may rely on short drives for errands.
Vintage is slightly newer than the neighborhood average (1998 vs. early-1990s stock), which can reduce near-term capital needs and improve curb appeal relative to older comparables; selective updates to systems and common areas may still be warranted to stay competitive.
Renter-occupied housing is a defining feature of this area: the neighborhood’s renter concentration is 76.3%, indicating a deep tenant base for multifamily. Neighborhood occupancy is 87.0% and has increased over the past five years, supporting stability even if current levels sit below the metro median.
Within a 3-mile radius, population has grown and households have expanded meaningfully over the last five years, with additional growth projected by 2028. This larger tenant base, anchored by a high share of 18–34 year-olds, supports lease-up and renewal activity for well-managed assets. Median home values in the neighborhood are comparatively lower for the region, which can introduce some competition from entry-level ownership; however, the strong renter orientation helps sustain apartment demand. Rent-to-income levels indicate some affordability pressure, suggesting that disciplined rent setting and retention strategies can support pricing power without elevating turnover risk. These dynamics are based on commercial real estate analysis using WDSuite as the data source.
Safety conditions are mixed when viewed against broader benchmarks. The neighborhood’s crime position sits near the metro middle (rank 64 of 114), while national comparisons indicate below-average safety. Recent trends show improvement: estimated violent offenses declined year over year and property offenses edged down as well, which may support incremental sentiment gains if the trend persists. Investors should underwrite appropriate security, lighting, and management practices and consider how perceptions may affect leasing velocity and insurance costs.
This 1998-vintage, 100-unit Gainesville property benefits from a deep renter pool and rising neighborhood occupancy, with demographics within a 3-mile radius showing population and household growth that should support demand. According to CRE market data from WDSuite, the area is highly renter-oriented and has posted five-year gains in occupancy, reinforcing the case for stable tenancy with attentive operations.
The asset’s slightly newer vintage than the neighborhood average provides competitive positioning versus older stock, while targeted upgrades can capture value without a full repositioning. Ownership remains comparatively accessible in the area, which can temper pricing power; coupled with higher rent-to-income levels, this points to the importance of measured rent growth and strong resident retention to maintain occupancy and NOI.
- Deep renter base and five-year occupancy gains support leasing stability
- 1998 construction offers competitive positioning with room for targeted modernization
- 3-mile radius demographics point to a larger tenant base and renewal support
- Risk: amenity limitations and affordability pressure require careful rent and retention strategy
- Risk: below-average national safety comparisons may affect perception and operating costs