| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4013 SW 27th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1998 |
| Units | 100 |
| Transaction Date | 2012-01-24 |
| Transaction Price | $1,800,000 |
| Buyer | KKB L L C |
| Seller | MAGNOLIA MANOR APARTMENTS LLC |
4013 SW 27th St Gainesville Multifamily Investment
Renter-occupied housing is prevalent in the immediate neighborhood and occupancy has trended higher in recent years, according to WDSuite’s CRE market data. This points to a durable tenant base for a 100-unit asset in Gainesville, Florida.
Livability and renter demand are driven by a strong renter-occupied share in the neighborhood (measured at the neighborhood level), which supports depth of the tenant base and helps stabilize lease-up for multifamily assets. Neighborhood occupancy has increased over the last five years, suggesting improving absorption and demand durability even as conditions vary across the Gainesville metro.
Amenities trend near the metro middle: the neighborhood’s overall amenity rank is 57 out of 114 Gainesville neighborhoods (above the metro median), with restaurant density competitive locally (ranked 14 of 114; roughly top quartile among Gainesville neighborhoods and in the 70th percentile nationally). Limited measured counts for groceries, pharmacies, parks, and cafes within the neighborhood suggest residents may rely on nearby districts for daily needs; investors should consider this in marketing and retention strategies.
On pricing, neighborhood-level median contract rents sit above the metro median (ranked 19 of 114; 69th percentile nationally), while the rent-to-income ratio trends high by national comparison. This combination indicates potential affordability pressure for some renter households, which calls for attentive lease management and renewal strategies rather than aggressive across-the-board increases. Median home values are lower relative to many U.S. neighborhoods (29th percentile nationally), which can introduce some competition from entry-level ownership; however, the neighborhood’s elevated renter concentration continues to underpin multifamily demand.
Demographics within a 3-mile radius show population and household growth, expanding the addressable renter pool and supporting occupancy stability. For investors conducting multifamily property research, this growth backdrop—combined with neighborhood-level renter concentration—points to sustained demand for well-managed units.
Vintage matters: the property’s 1998 construction is newer than the neighborhood’s average year built (1993). That relative recency can aid competitive positioning versus older stock, though investors should still plan for selective modernization and systems updates as part of capital planning.
Neighborhood safety indicators are mixed when compared across Gainesville and nationally. The neighborhood’s crime rank sits below the metro median (ranked 64 out of 114 Gainesville neighborhoods), indicating higher reported crime than many local peers. Nationally, comparative percentiles point to weaker safety positioning; however, recent trend data shows year-over-year declines in both violent and property offenses at the neighborhood level, which is a constructive directional signal.
Investors should factor safety perceptions into underwriting through targeted security, lighting, and site management, especially for retention and leasing velocity. As always, evaluate trends at the neighborhood scale rather than making block-level assumptions.
Major employment centers in Gainesville support commuter demand and help sustain a broad renter base across nearby neighborhoods. Given distance details were not available in this data pull, employer listings are omitted rather than estimated.
This 100-unit, 1998-vintage asset benefits from a high neighborhood renter-occupied share and a five-year uptrend in neighborhood occupancy, signaling demand resilience. Median contract rents in the neighborhood are above the metro median, but high rent-to-income levels suggest prudent revenue management is key to retention. According to commercial real estate analysis from WDSuite, the property’s relative vintage versus the local average (1993) offers competitive positioning with selective modernization to capture value.
Within a 3-mile radius, growth in population and households expands the tenant base and supports occupancy stability, even as amenity counts within the immediate neighborhood are thinner for groceries and daily services. Lower national-percentile home values may create some competition from entry-level ownership, yet the neighborhood’s strong renter concentration continues to underpin multifamily leasing fundamentals.
- Strong neighborhood renter concentration supports a deeper tenant base and leasing durability.
- 1998 construction is newer than the local average, with modernization offering value-add potential.
- Neighborhood rents track above metro median, supporting revenue potential with careful renewal strategy.
- Demographic growth within 3 miles enlarges the renter pool and supports occupancy stability.
- Risks: elevated rent-to-income and below-median metro safety ranking call for attentive lease and property management.