| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4014 SW 26th Dr, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 2005 |
| Units | 100 |
| Transaction Date | 2012-01-24 |
| Transaction Price | $1,800,000 |
| Buyer | KKB L L C |
| Seller | MAGNOLIA MANOR APARTMENTS LLC |
4014 SW 26th Dr Gainesville Multifamily Investment
Renter concentration in the surrounding neighborhood supports a deep tenant base, and occupancy has trended upward in recent years according to WDSuite’s CRE market data. Pricing power may be episodic, but demand fundamentals are durable for well-managed assets.
Located in Gainesville’s Urban Core, the area around 4014 SW 26th Dr shows renter-occupied housing levels that are among the highest in the metro, indicating a broad base of apartment demand. Neighborhood occupancy has improved over the past five years, though it still trails the metro median, suggesting steady lease-up potential with attention to operations and renewal management based on CRE market data from WDSuite.
Local amenity depth sits near the metro middle overall, with restaurant density competitive by national comparison, while everyday conveniences like grocery, parks, and pharmacies are thinner within the neighborhood footprint. This mix points to lifestyle appeal for renters who prioritize dining access, with some reliance on short drives for daily needs.
The property’s 2005 vintage is newer than the neighborhood’s average construction year, positioning it competitively versus older stock. Investors should still plan for mid-life capital items and selective modernization to support retention and capture renewals.
Demographics aggregated within a 3-mile radius skew heavily toward ages 18–34 and show recent population and household growth, with projections indicating additional expansion. This trend supports a larger tenant base and helps underpin occupancy stability, particularly for professionally managed communities that balance leasing velocity with income verification and retention strategies.
On pricing context, neighborhood rents benchmark above many areas nationally, while ownership costs remain relatively accessible locally. That combination can create some competition with entry-level ownership, yet the high renter concentration and expanding household counts point to continued depth in the rental market. Rent-to-income levels warrant attentive lease management and renewal strategies to mitigate affordability pressure and turnover risk.
Safety metrics for the neighborhood sit below national averages, and the area ranks slightly below the metro median among 114 Gainesville neighborhoods. Even so, recent trends indicate year-over-year declines in violent incidents, according to CRE market data from WDSuite. Investors should underwrite with prudent security protocols and consider visibility, lighting, and resident engagement to support retention.
This 100-unit, 2005-vintage asset benefits from a renter-heavy neighborhood, improving occupancy trends, and a 3-mile trade area with a large 18–34 population that continues to grow. The building’s relative youth versus the local stock supports competitive positioning, while mid-cycle capex and selective upgrades can unlock value and reinforce leasing performance.
According to CRE market data from WDSuite, neighborhood rents track above many national areas and occupancy has been rising, though still below the metro median. Amenity depth is mixed—good restaurant access with fewer essentials nearby—so asset-level services, convenience, and management execution are important. Affordability pressure and safety considerations are the primary underwriting risks, balanced by a deep renter pool and ongoing household growth that supports demand resilience.
- Renter-heavy neighborhood supports a deep tenant base and leasing durability.
- 2005 vintage offers competitive positioning versus older local stock with targeted value-add potential.
- Occupancy trending upward, with room to close the gap to metro performance through operations.
- Mixed amenity depth—restaurant access strong; on-site conveniences can enhance retention.
- Risks: affordability pressure and below-average safety metrics warrant cautious underwriting and active management.