| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 70th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 NW 28th Ln, Gainesville, FL, 32606, US |
| Region / Metro | Gainesville |
| Year of Construction | 1981 |
| Units | 100 |
| Transaction Date | 2008-02-14 |
| Transaction Price | $7,871,500 |
| Buyer | SM BENTWOOD LLC |
| Seller | BENTWOOD APARTMENT PROPERTIES LLC |
4100 NW 28th Ln, Gainesville, FL — Multifamily Investment Overview
Neighborhood occupancy has held competitive versus the metro with steady renter demand supported by strong incomes, according to WDSuite’s CRE market data. The location’s suburban amenities and rental affordability relative to earnings point to durable leasing fundamentals.
This suburban Gainesville location scores an A+ at the neighborhood level and is competitive among 114 metro neighborhoods, with amenity access that outperforms many areas. Cafes, childcare, parks, grocery, and pharmacy density all trend above national medians, supporting daily convenience that can aid retention and lease-up. Median contract rents in the neighborhood are moderate relative to income levels, and the neighborhood occupancy rate sits competitive among Gainesville neighborhoods (ranked 38 out of 114) and above the national median, based on CRE market data from WDSuite.
Tenure patterns indicate a renter-occupied share that is above the metro median (ranked 48 out of 114) and near national norms, suggesting a meaningful tenant base for multifamily. The median rent-to-income ratio is modest for the area, which can reduce affordability pressure and support lease stability. Median home values in the neighborhood track in the top quartile among 114 Gainesville neighborhoods, a high-cost ownership context that can reinforce reliance on rental housing and help sustain multifamily demand.
Demographic statistics are aggregated within a 3-mile radius: over the past five years, population edged down slightly while household counts grew, indicating smaller household sizes and an expanding base of households that can support apartment demand. Looking ahead, forecasts point to population growth and a notable increase in households, which would expand the renter pool and support occupancy stability if realized. These trends, paired with neighborhood-level amenities and incomes, align with investor interest identified through multifamily property research.
Vintage context: the property was built in 1981, slightly older than the neighborhood’s average construction year (1987). For investors, that often translates into targeted capital planning and potential value-add opportunities—modernizing interiors, common areas, or building systems to enhance competitive positioning against newer stock while capturing rent premiums where achievable.
Safety signals are mixed and should be contextualized carefully. The neighborhood’s overall crime rank sits at 38 out of 114 Gainesville neighborhoods, which indicates higher reported crime than many local peers. Compared with neighborhoods nationwide, safety percentiles for both property and violent offenses are below the national median. At the same time, recent trend data shows year-over-year declines in both property and violent offense estimates, with improvement rates that are stronger than many areas. For underwriting, investors may want to weight recent downward momentum alongside current conditions and consider property-specific measures that support resident comfort.
This 100-unit, 1981-vintage asset benefits from a suburban Gainesville location where neighborhood occupancy is competitive among 114 metro neighborhoods and above national medians, per WDSuite’s commercial real estate analysis. Amenity density, strong household incomes, and a renter share above the metro median support a deep tenant base and steady leasing. Older vintage suggests practical value-add angles—select renovations and system updates can improve positioning versus newer comparables without overreaching on scope.
Within a 3-mile radius, households have increased even as average household size declined, expanding the pool of renters and supporting occupancy stability. Median home values rank in the top quartile within the metro, a high-cost ownership backdrop that can sustain rental demand and aid retention. While neighborhood safety metrics lag national medians, recent year-over-year improvement provides constructive momentum to monitor in underwriting and operations.
- Competitive neighborhood occupancy and above-median incomes support durable leasing
- Older 1981 vintage offers clear value-add and capital planning opportunities
- High-cost ownership context bolsters multifamily demand and retention potential
- 3-mile household growth points to a larger tenant base over the forecast period
- Risk: Safety metrics trail national medians; recent declines are encouraging but warrant monitoring