| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4022 SW 17th Ln, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4022 SW 17th Ln Gainesville Multifamily Value-Add
Renter demand is supported by a high neighborhood renter concentration and strong daily-needs access, according to WDSuite’s CRE market data. With a 1980 vintage, the asset’s positioning favors targeted renovations to enhance competitiveness against newer nearby stock.
The property sits in an Inner Suburb of Gainesville that ranks 2 out of 114 metro neighborhoods with an A+ neighborhood rating, signaling competitive fundamentals within the metro. Amenity density is a clear strength: grocery and restaurant concentrations are in the top quartile nationally, and cafes rank among the strongest locally (3 of 114), which supports daily convenience and renter retention.
Neighborhood-level occupancy is moderate, while the share of housing units that are renter-occupied is high at the neighborhood level (80.6%), indicating a deep tenant base for multifamily. Median contract rents sit near the middle of national distributions, suggesting room for performance via management and upgrades rather than reliance on outsized rent growth.
Within a 3-mile radius, demographics tilt heavily toward adults 18–34, and households have expanded over the past five years with forecasts calling for further population growth and a notable increase in household counts. This points to a larger tenant base ahead and supports occupancy stability. Meanwhile, elevated value-to-income ratios in the neighborhood imply that, even with relatively modest home values, ownership can remain high-cost versus local incomes — a backdrop that can sustain reliance on rental housing.
Construction across the neighborhood skews newer than the subject (average 1995), so a 1980 asset can benefit from targeted value-add to narrow the feature gap with competitive stock and to meet current renter expectations.
Safety trends should be assessed with care. The neighborhood’s composite crime position is around the metro middle (ranked 53 out of 114 Gainesville neighborhoods), and national comparisons indicate higher crime than many U.S. neighborhoods. However, recent year-over-year estimates show double-digit declines in both violent and property offenses, suggesting improvement momentum that investors should continue to monitor.
For underwriting, align security measures and operating practices with submarket norms and track trend direction rather than single-period readings to gauge potential impacts on leasing velocity and retention.
This 100-unit, 1980-vintage property offers a straightforward value-add path in a Gainesville neighborhood that ranks among the metro’s top performers and features strong amenity density. The tenant base is reinforced by a high neighborhood share of renter-occupied housing and a 3-mile radius showing population growth and a projected increase in households, which can expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, neighborhood rents sit near national midranges, positioning upgrades and operational execution as primary levers for NOI growth.
Relative to the neighborhood’s newer average vintage (1995), selective interior and common-area renovations, system updates, and curb appeal enhancements can improve competitive standing. Investors should account for affordability pressure (elevated rent-to-income ratios locally) and monitor safety trends, balancing value-add scope with pricing power and retention objectives.
- High renter concentration and amenity-rich location support demand depth and leasing stability.
- 1980 vintage versus newer neighborhood stock creates clear value-add and repositioning potential.
- Demographic outlook within 3 miles points to renter pool expansion and sustained occupancy.
- Neighborhood rents near national midranges allow NOI growth through renovations and management.
- Risks: affordability pressure (rent-to-income), moderate neighborhood occupancy, and safety considerations require disciplined underwriting.