| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 414 NW 14th St, Gainesville, FL, 32603, US |
| Region / Metro | Gainesville |
| Year of Construction | 1986 |
| Units | 100 |
| Transaction Date | 1988-06-01 |
| Transaction Price | $552,700 |
| Buyer | COLLEGE PARK APARTMENTS OF GA |
| Seller | --- |
414 NW 14th St Gainesville Multifamily Investment
Neighborhood renter demand is durable with a high share of renter-occupied housing and strong nearby amenities, according to WDSuite’s CRE market data, supporting steady leasing for well-positioned assets. Occupancy at the neighborhood level has softened versus metro leaders, putting a premium on property quality and management.
Located in Gainesville’s Urban Core, the neighborhood ranks 16 out of 114 metro neighborhoods (top quartile), per WDSuite’s CRE market data. Amenity access is a clear strength: restaurants and pharmacies rank at or near the top among 114 local neighborhoods, and grocery access is competitive, which helps day-to-day livability and supports resident retention.
For investors, the area’s housing dynamics are notably renter-centric. The share of renter-occupied units is among the highest locally (ranked 2 out of 114, top percentile nationally), indicating a deep tenant base for multifamily. At the same time, neighborhood occupancy is below metro leaders and has trended lower in recent years, making asset-level execution and product differentiation important to sustain occupancy stability.
Within a 3-mile radius, demographics skew toward young adults, with population growth and a rising household count that point to a larger tenant base over the next several years. Forecasts also indicate continued growth in households and higher median incomes in the same 3-mile radius, which typically supports leasing velocity for well-managed properties and can underpin measured rent growth.
Home values in the neighborhood sit in the mid range for the metro, while the value-to-income ratio ranks near the top nationally. In practice, this high-cost ownership context relative to local incomes reinforces renter reliance on multifamily housing, supporting demand depth. Neighborhood NOI per unit also ranks among the strongest locally, signaling that well-run assets in this area can perform competitively versus metro peers.
Trade-offs to note: average school ratings in the neighborhood are weaker and café and park density are limited, while childcare and essential retail access are strong. For institutional owners, the location fundamentals are primarily driven by workforce and student-adjacent demand rather than family-oriented schooling advantages.
Safety performance in this neighborhood trails the metro median (ranked 67 out of 114 Gainesville neighborhoods) and sits below national percentiles for safety. Investors should underwrite to elevated security and operating protocols typical of urban-core locations.
That said, WDSuite data indicates year-over-year declines in both violent and property offense rates in the neighborhood, suggesting recent improvement. As always, conditions vary block to block; investors should pair this directional trend with property-specific measures and daytime/nighttime assessments.
Built in 1986 with 100 units, the asset is positioned in a renter-heavy Urban Core location where amenity convenience and a deep tenant pool support ongoing demand. According to CRE market data from WDSuite, neighborhood occupancy trails top-performing Gainesville subareas, so performance will hinge on operational execution, product quality, and leasing strategy. The ownership cost environment skews high relative to local incomes, which reinforces reliance on rental housing and supports demand depth for well-run multifamily.
Within a 3-mile radius, population growth and a notable increase in households indicate a larger renter pool ahead, while forecasts show higher median incomes and rent levels over time—factors that can aid pricing power for updated product. Given the 1986 vintage, investors should evaluate capital planning for systems modernization and targeted renovations to capture value-add upside and improve retention.
- Renter-heavy neighborhood supports a deep tenant base and steady leasing potential.
- Strong amenity access (restaurants, groceries, pharmacies) aids resident retention.
- 3-mile population and household growth expand the renter pool and support absorption.
- 1986 vintage offers value-add potential through systems upgrades and selective renovations.
- Risk: Neighborhood occupancy is below metro leaders and affordability pressure is elevated; underwriting should emphasize unit quality, management, and renewal strategy.