| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 70th | Best |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 NW 53rd Ave, Gainesville, FL, 32653, US |
| Region / Metro | Gainesville |
| Year of Construction | 1991 |
| Units | 100 |
| Transaction Date | 1989-12-15 |
| Transaction Price | $1,100,000 |
| Buyer | KRISER SIDNEY TRUSTEE |
| Seller | --- |
4100 NW 53rd Ave Gainesville Multifamily Investment
Occupancy in the surrounding neighborhood sits in a competitive range for Gainesville, supporting stable renter demand, according to WDSuite’s CRE market data. This concise commercial real estate analysis points to steady leasing potential reinforced by solid household incomes and manageable rent-to-income levels.
Neighborhood fundamentals are a relative strength: this area ranks 3 out of 114 Gainesville neighborhoods (A+), placing it among the top tier locally. Amenity access trends in the top quartile nationally, with everyday needs like groceries, parks, and pharmacies available at above-average densities, which supports livability and renter retention.
Rents in the neighborhood are mid-range for the metro and have grown over the past five years, while neighborhood occupancy is competitive among Gainesville submarkets. Within a 3-mile radius, an estimated 32% of housing units are renter-occupied, indicating a meaningful tenant base without being overly concentrated—supportive of leasing stability for a 100-unit asset.
Demographics within a 3-mile radius show recent population growth and an increase in households, with projections indicating additional household expansion through 2028. Higher-than-average household incomes in the neighborhood compared with national benchmarks underpin collections and reduce volatility, while a high-cost ownership market is not implied locally; this balance generally sustains rental demand without excessive ownership competition. Average school ratings sit near the national median, so education quality is serviceable but not a standout driver.
Safety signals are mixed. Compared with national benchmarks, the neighborhood’s crime positioning is below average; within the Gainesville metro it sits below the metro median (ranked 38 out of 114). That said, recent trends are improving: estimated violent incident rates declined by roughly a third year over year and property incidents fell by around one-fifth, improvements that outpaced many neighborhoods nationally. Investors should underwrite with conservative assumptions while acknowledging the positive direction of change.
Built in 1992, the asset is slightly newer than the neighborhood’s average vintage, which can offer competitive positioning versus older stock and potential to focus capital on targeted value-add rather than full-system overhauls. The surrounding neighborhood ranks among the top Gainesville locations and delivers solid amenity access, while occupancy trends are competitive for the metro. According to CRE market data from WDSuite, incomes are comparatively strong and rent-to-income levels indicate manageable affordability pressure—supportive of retention and measured pricing power.
Within a 3-mile radius, recent population and household growth and projected household expansion through 2028 point to a larger renter pool over time, which supports occupancy stability for a 100-unit community. The area’s balanced renter concentration suggests depth of demand without overreliance on transient tenants. Key underwriting considerations include safety positioning that, while improving, remains below national and metro averages, and school quality that tracks near national medians.
- Competitive neighborhood rank and amenity access support leasing and retention
- 1992 vintage offers relative competitiveness versus older stock with targeted value-add potential
- Strong local incomes and manageable rent-to-income levels underpin collections and pricing discipline
- 3-mile population and household growth expand the renter pool, supporting occupancy stability
- Risk: Safety metrics remain below metro and national benchmarks despite recent improvements; school quality is around the national median