| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 72nd | Best |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4400 NW 39th Ave, Gainesville, FL, 32606, US |
| Region / Metro | Gainesville |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4400 NW 39th Ave Gainesville Multifamily Investment
Located in an inner-suburban Gainesville neighborhood with near full neighborhood occupancy, this 100-unit asset benefits from resilient renter demand and steady lease-up dynamics, according to WDSuite’s CRE market data. The area’s elevated home values and balanced renter concentration support pricing power without overreliance on in-migration.
The property sits in an inner-suburban pocket of Gainesville rated A and ranked 8th among 114 metro neighborhoods, signaling strong overall livability and competitive positioning for multifamily. Neighborhood occupancy trends are near full and rank above most of the metro, a backdrop that supports leasing stability and retention for professionally managed communities.
Local amenities are competitive among Gainesville neighborhoods: the area ranks 26th of 114 for amenities overall (top quartile in the metro), with better-than-average access to cafes and groceries (both in higher national percentiles), while park and pharmacy counts are comparatively limited. For investors, this mix points to daily convenience that helps sustain renter appeal, while highlighting opportunities to emphasize on-site programming or nearby partnerships to offset gaps in recreation options.
Rents in the neighborhood sit above many local peers and have trended upward over five years, and the rent-to-income profile indicates moderate affordability pressure that can be managed through thoughtful lease management. Elevated neighborhood home values relative to incomes (a high value-to-income ratio) signal a high-cost ownership market, which tends to reinforce renter reliance on multifamily housing and supports occupancy stability.
Tenure patterns show roughly half of housing units are renter-occupied, indicating a deep tenant base and durable demand for midsize and larger communities. Within a 3-mile radius, households have expanded over the past five years and are projected to grow further, even as average household size trends lower—factors that typically expand the renter pool and support steady absorption. These dynamics, based on commercial real estate analysis from WDSuite, position the asset to compete effectively within its submarket.
Neighborhood safety indicators sit around the middle of national comparisons overall, with Gainesville-specific ranks suggesting conditions that warrant standard operational diligence. Property offenses have declined notably year over year (a positive trend) and violent offense indicators have improved as well, according to WDSuite’s CRE market data.
In metro context, the neighborhood’s crime rank places it below the metro median among 114 Gainesville neighborhoods, but recent improvement trends are encouraging. For investors, this points to a market where professional management practices—lighting, access controls, and community engagement—remain important levers to support resident satisfaction and retention.
This 100-unit community built in 1972 is older than the neighborhood’s average vintage, presenting potential value-add and systems modernization opportunities that can enhance competitive positioning against newer stock. Strong neighborhood occupancy, balanced renter concentration, and an ownership market with elevated home values create a supportive demand backdrop for stabilized operations.
Within a 3-mile radius, household counts have risen and are expected to climb further, implying a larger tenant base even as household sizes edge lower—conditions that typically support absorption and retention. According to CRE market data from WDSuite, neighborhood rents have grown over time and sit above many local peers, suggesting potential for disciplined revenue management while monitoring affordability to manage turnover risk.
- Near-full neighborhood occupancy supports leasing stability and retention
- Elevated home values reinforce renter reliance on multifamily housing
- 1972 vintage offers value-add and systems modernization potential
- Household growth within 3 miles expands the tenant base for future absorption
- Risk: Metro crime ranks below median here—prioritize security and resident engagement