| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4211 SW 21st Pl, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1982 |
| Units | 100 |
| Transaction Date | 1997-05-28 |
| Transaction Price | $793,800 |
| Buyer | COLLIER NATHAN S |
| Seller | K L M PROP INC |
4211 SW 21st Pl Gainesville Multifamily Investment
A large renter base, strong neighborhood amenities, and value-add potential position this asset for durable demand, according to WDSuite’s CRE market data. Focused operations and targeted upgrades can help balance rent growth aims with retention in this Gainesville inner-suburb location.
Located in Gainesville’s Inner Suburb, the property sits in a neighborhood rated A+ and ranked 2 out of 114 across the metro, indicating competitive fundamentals for multifamily. Dining and daily-needs retail are extensive for the area, with grocery, pharmacy, and restaurant access comparing favorably to national peers—supporting convenience-driven leasing appeal.
The housing stock skews newer locally, with an average construction year of 1995. With a 1982 vintage, this property is older than nearby stock, which can create clear value-add pathways through unit modernization and system upgrades to defend positioning against newer competitors.
Renter-occupied share is among the highest in the Gainesville metro (ranked first out of 114 neighborhoods), signaling deep tenant demand for multifamily. Neighborhood occupancy is mid-range, which suggests leasing stability is achievable but still benefits from active marketing and renewal management.
Within a 3-mile radius, households increased over the last five years and are projected to expand materially through 2028, alongside smaller average household sizes—factors that typically support a larger tenant base and steady absorption. Median household incomes have risen in the area, while projected rent growth indicates continued pricing relevance; together these trends support demand resiliency when paired with disciplined affordability and renewal strategies based on commercial real estate analysis from WDSuite.
Safety indicators benchmark below national norms, and the neighborhood ranks in the lower half among 114 Gainesville neighborhoods. Recent year-over-year trend data shows double-digit declines in both violent and property offense rates, which is an encouraging sign, but investors should underwrite with conservative assumptions and emphasize lighting, access control, and community engagement to support resident satisfaction.
The investment case centers on depth of renter demand, convenience-rich location quality, and actionable value-add upside. The neighborhood carries a top-tier metro ranking with strong amenity access that helps sustain leasing velocity. At the same time, the 1982 construction year suggests targeted renovations and capital planning can improve competitive positioning versus a locally newer housing stock.
Within a 3-mile radius, household counts have grown and are expected to expand further, pointing to a larger renter pool and support for occupancy stability. Elevated ownership costs relative to incomes in the neighborhood help sustain reliance on rental housing, while rent-to-income pressures argue for disciplined revenue management and resident retention programs.
- Top-ranked Gainesville neighborhood with strong amenity access supports demand and leasing.
- 1982 vintage provides clear value-add potential through interior and system upgrades.
- Expanding 3-mile household base indicates a growing tenant pool and occupancy support.
- Ownership costs relative to incomes reinforce rental reliance, aiding retention and pricing power.
- Risks: below-average safety benchmarks and rent-to-income pressure require prudent underwriting and robust renewal management.