| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4013 SW 16th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4013 SW 16th Ln Gainesville Multifamily Opportunity
Neighborhood renter demand is deep and consistent, with renter-occupied housing prevalent and occupancy measured for the neighborhood holding near typical levels for the Gainesville metro, according to CRE market data from WDSuite.
Positioned in an Inner Suburb of Gainesville, the neighborhood posts an A+ rating and ranks 2nd of 114 metro neighborhoods, indicating top-tier overall livability factors for multifamily. Amenity access is a clear strength: restaurants, cafes, groceries, and pharmacies all score in high national percentiles, supporting day-to-day convenience and leasing appeal for a broad renter base.
Multifamily fundamentals lean renter-heavy. The neighborhood’s share of renter-occupied housing units is high, which generally expands the tenant pool and can support leasing velocity and renewal depth. Reported neighborhood occupancy is in a typical range for the metro rather than at peak levels, suggesting investors should underwrite steady operations rather than outsized absorption. Median contract rents in the neighborhood sit near the middle of national comparisons, while the rent-to-income ratio signals affordability pressure, a consideration for pricing power and lease management.
Within a 3-mile radius, demographics indicate stability with an expanding tenant base: recent years show modest population growth and a notable increase in household counts, and forecasts call for substantial household growth through 2028 alongside rising median incomes. Smaller projected household sizes point to continued demand for apartments geared to singles and roommates, which can support occupancy stability and broaden the renter pool.
Vintage context matters: the property was built in 1980, while the neighborhood’s average construction year skews newer (mid-1990s). That difference can position this asset for value-add through targeted renovations and building system updates to stay competitive with newer stock, while still benefiting from the neighborhood’s strong amenity profile and renter concentration.
Safety indicators in this neighborhood sit near the middle of the Gainesville metro, ranking 53rd out of 114 neighborhoods. Compared nationally, safety metrics track below average. However, recent trend data shows year-over-year declines in both violent and property offenses, indicating improvement momentum rather than deterioration.
National percentile readings are lower (safer areas score higher percentiles nationwide), so investors should maintain prudent security and lighting plans and align underwriting with submarket norms. The recent downward movement in estimated offense rates suggests risk is moving in a favorable direction, but on-site practices and resident communication remain important to support retention and leasing.
This 100-unit asset benefits from a high-performing Gainesville neighborhood with strong amenity access and a deep renter pool. Neighborhood occupancy is steady rather than peak, which supports conservative underwriting, while a high share of renter-occupied units signals depth of demand. Based on CRE market data from WDSuite, the surrounding 3-mile area shows growing household counts and higher projected incomes through 2028, pointing to a larger tenant base and improving rent support over the medium term.
The 1980 vintage is older than the neighborhood’s mid-1990s norm, creating a clear path for value-add through interior updates and system modernization to enhance competitive positioning. At the same time, national percentile readings for rent-to-income and safety suggest investors should calibrate pricing, renewal strategies, and property operations to sustain occupancy and retention.
- Renter-heavy neighborhood supports a broad tenant base and leasing durability.
- Amenity-rich location (food, grocery, pharmacy) enhances livability and demand.
- 3-mile forecasts show rising household counts and incomes, supporting rent growth potential and occupancy stability.
- 1980 vintage offers value-add and CapEx avenues to compete with newer stock.
- Risks: below-average national safety percentiles and elevated rent-to-income readings call for prudent operations and disciplined rent setting.