| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 59th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4251 SW 21st Pl, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1982 |
| Units | 100 |
| Transaction Date | 2021-03-01 |
| Transaction Price | $225,000 |
| Buyer | CHARLES HARRY WARD REVOCABLE LIVING TRUST |
| Seller | HF PORTFOLIO LLC |
4251 SW 21st Pl Gainesville Multifamily Investment
Inner-suburb location with a deep renter base and strong daily-needs access supports durable demand, according to WDSuite’s CRE market data.
Positioned in Gainesville’s Inner Suburb, the property benefits from a neighborhood rated A+ and ranked 2 out of 114 metro neighborhoods—an indication of strong overall fundamentals for multifamily. Retail and services are well represented: neighborhood amenities test in the top quartile nationally, with dense restaurant, cafe, grocery, and pharmacy options that support renter convenience and retention.
For housing dynamics, the neighborhood shows a high concentration of renter-occupied units (top percentile nationally), signaling a large tenant base and ongoing leasing depth. Neighborhood occupancy trends register below the national median, suggesting occasional leasing friction; however, the renter concentration typically provides a broader pool for backfilling turns and sustaining occupancy over a cycle.
Vintage matters for underwriting: the average neighborhood construction year is 1995. With a 1981 asset, investors should anticipate selective capital planning and potential value-add upgrades to improve competitive positioning versus younger stock, particularly in unit interiors, building systems, and curb appeal.
Demographic statistics are aggregated within a 3-mile radius: households have grown even as population edged down slightly in recent years, pointing to smaller household sizes and continued rental demand. Forward-looking projections indicate increases in both population and households through the mid‑term, which supports a larger tenant base and steadier lease-up potential. Median contract rent in the 3-mile area has risen historically and is projected to continue growing, while the neighborhood’s high value-to-income ratio (upper national percentiles) indicates a high-cost ownership market relative to incomes—conditions that typically reinforce reliance on rental housing.
Affordability requires attention: the neighborhood’s rent-to-income ratio sits at a low national percentile (i.e., higher relative burden), which can pressure renewal decisions and pricing power. Thoughtful lease management and amenity-driven upgrades can help balance rent growth with retention.
Safety signals are mixed in comparative context. Neighborhood crime measures sit below the national median (lower national percentiles indicate higher reported crime relative to peers). At the same time, year-over-year estimates show double‑digit declines in both property and violent offenses, indicating recent improvement trends. Investors should underwrite appropriate security measures and lighting, and monitor ongoing trend data at the neighborhood—not block—level.
In short, the area is improving on a trend basis but remains weaker than national norms on reported crime levels; prudent operations and resident engagement can help support tenant confidence and retention.
This 100‑unit Gainesville asset offers exposure to an inner‑suburb neighborhood with a deep renter pool, strong daily‑needs access, and an A+ neighborhood rating. According to CRE market data from WDSuite, the area’s renter-occupied share is among the highest nationally, supporting demand depth even as neighborhood occupancy trends run below the national median. Built in 1981, the property is older than the neighborhood average, presenting a clear value‑add and capital planning thesis to enhance competitive standing against 1990s‑and‑newer stock.
Demographic statistics (3‑mile radius) point to rising households and projected growth in both population and contract rents, which should expand the renter pool and support occupancy stability over time. Elevated ownership costs relative to incomes in the neighborhood underpin sustained reliance on rental housing, though affordability pressures (high rent-to-income ratios) and below‑median neighborhood safety warrant disciplined leasing and operating strategies.
- Inner‑suburb A+ neighborhood with strong amenities and deep renter base
- 1981 vintage creates value‑add potential versus newer local stock
- 3‑mile demographics indicate household growth and projected rent gains supporting demand
- Ownership cost-to-income ratios favor sustained multifamily reliance
- Risks: below‑median neighborhood safety and higher rent‑to‑income ratios require disciplined leasing and retention focus