| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 72nd | Best |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4160 NW 50th Dr, Gainesville, FL, 32606, US |
| Region / Metro | Gainesville |
| Year of Construction | 2008 |
| Units | 100 |
| Transaction Date | 2007-10-04 |
| Transaction Price | $2,500,000 |
| Buyer | MID-AMERICA APARTMENTS LP |
| Seller | --- |
4160 NW 50th Dr Gainesville Multifamily Investment Opportunity
Neighborhood occupancy is strong and renter demand appears durable, according to WDSuite’s CRE market data, supporting stable operations for well-positioned assets. This commercial real estate analysis points to a high-cost ownership landscape that can reinforce leasing depth and retention for quality multifamily.
The property sits in an Inner Suburb pocket of Gainesville that ranks 8th out of 114 metro neighborhoods (A rating), placing it in the top quartile locally. According to CRE market data from WDSuite, neighborhood occupancy is elevated and in a high national percentile, a constructive backdrop for stabilizing cash flows and mitigating lease-up risk.
Livability factors show a balanced mix of daily amenities: cafes and groceries rank 14th and 16th out of 114 metro neighborhoods, respectively, and both sit above national midpoints. Restaurants are also competitive locally (18th of 114). However, parks, pharmacies, and childcare options are limited in the immediate neighborhood, which investors should account for when assessing resident appeal and marketing strategy.
At the neighborhood level, rents are above the metro median and have risen roughly one-third over five years, indicating pricing power for well-managed properties. Within a 3-mile radius, median household incomes have climbed while rent-to-income ratios remain moderate, which can support retention and reduce delinquency risk. Elevated home values in the neighborhood and a high value-to-income ratio point to a high-cost ownership market, which typically sustains reliance on rental housing and helps preserve the tenant base.
Tenure patterns suggest a deep renter pool: WDSuite indicates the neighborhood s renter-occupied share is around half of housing units, while within 3 miles renters account for roughly one-third of occupied units. Demographic data aggregated within a 3-mile radius show households are up modestly over the past five years and are projected to increase further, with smaller average household sizes. That shift can expand the renter pool and support occupancy stability for multifamily assets near employment and services.
Vintage also favors competitive positioning: 2008 construction is newer than the neighborhood 19s average 1992 vintage, which can reduce near-term capital needs versus older stock and offer a leasing edge with contemporary layouts and systems. Select modernization may still be warranted as the asset ages, but the relative vintage advantage is a tangible differentiator in this submarket.
Safety indicators are mixed relative to Gainesville peers. The neighborhood 19s crime rank (18th of 114 metro neighborhoods) sits below the metro median, while national comparisons are around the midpoint overall. According to WDSuite, recent year-over-year trends show property and violent offense rates declining, with property offenses improving at a pace consistent with top-quartile national improvement. For investors, the trajectory is constructive, though ongoing monitoring and standard security measures remain prudent.
This 2008-vintage, 100-unit Gainesville asset benefits from strong neighborhood occupancy and a renter base supported by high home values and solid household incomes. Based on CRE market data from WDSuite, local rents sit above the metro median with multi-year growth, while rent-to-income levels remain manageable factors that can support retention and steady operations.
Demographic data aggregated within a 3-mile radius indicate households have grown and are projected to rise further even as average household size trends lower, expanding the renter pool over time. With a newer-than-average vintage versus local housing stock, the property should remain competitive against older supply; targeted updates can further enhance positioning as systems age.
- Elevated neighborhood occupancy and above-metro rent levels support income stability
- High-cost ownership market reinforces rental demand and leasing depth
- 2008 construction provides a competitive edge versus older neighborhood stock
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: limited nearby parks/pharmacies/childcare and mixed-but-improving safety metrics warrant ongoing monitoring