| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4455 SW 34th St, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1992 |
| Units | 100 |
| Transaction Date | 1986-12-01 |
| Transaction Price | $853,300 |
| Buyer | LAURELS APARTMENTS OF GAINESVILLE LTD |
| Seller | --- |
4455 SW 34th St, Gainesville FL Multifamily Investment
High renter concentration and steadily improving neighborhood occupancy suggest durable tenant demand, according to WDSuite s CRE market data. Nearby household growth within three miles further supports leasing stability for a 100-unit asset.
Rated B+ and competitive among Gainesville neighborhoods (ranked 42 out of 114), the area around 4455 SW 34th St shows investor-friendly fundamentals with a deep renter base and upward occupancy trends, based on CRE market data from WDSuite. Median contract rents in the neighborhood sit in the upper half of the metro (rank 19 of 114), indicating pricing that tenants are already supporting relative to local options.
Livability indicators point to a mixed amenity profile: restaurant density is relatively strong (top 30% nationally), while immediate counts of groceries, parks, pharmacies, cafes, and childcare are limited in the data. That pattern suggests residents may rely on a broader trade area for daily needs, while still benefiting from nearby dining options typical of Gainesville 27s Urban Core setting.
Tenure data shows a high share of renter-occupied housing units (76.3%; top nationally), signaling depth in the tenant pool and reinforcing demand for multifamily product. Neighborhood occupancy is approximately 87% and has trended upward over five years, though it remains below metro median levels (rank 72 of 114). For investors, this combination points to demand support with room to tighten through targeted operations.
Within a 3-mile radius, demographics skew young-adult heavy and supportive of rentals: the 18 34 cohort comprises a large share of residents, overall population has grown in recent years, and households increased by about 12% over five years. Forecasts to 2028 indicate further population and household expansion alongside smaller average household size, implying a larger renter pool and ongoing absorption potential for well-positioned properties.
Ownership costs remain relatively accessible in metro context (home values in the lower national bands), which can create some competition from entry-level ownership. Even so, the high renter concentration and continued household formation locally help sustain a sizable tenant base, aiding retention and lease-up for quality multifamily assets.
Safety indicators are mixed. The neighborhood 27s crime rank sits around the middle of Gainesville 27s 114 neighborhoods, and safety compares below the national median. Recent trends show improvement: violent offense rates declined year over year, and property offenses edged lower as well. For investors, this suggests monitoring remains prudent, but the trajectory has been favorable rather than deteriorating.
Given the comparative nature of these metrics, on-site security practices, lighting, access controls, and property management can materially influence resident experience and retention beyond broader neighborhood trends.
The property 27s 1990 vintage is slightly older than the neighborhood average, presenting potential value-add and capital planning opportunities to improve unit finishes and operations against a renter-heavy backdrop. Renter demand is supported by a high share of renter-occupied units locally, rising neighborhood occupancy over the past five years, and a 3-mile trade area characterized by strong young-adult presence, recent household growth, and forecasts for continued expansion. According to CRE market data from WDSuite, neighborhood rents are competitive within the metro, positioning a renovated or efficiently managed asset to capture demand.
Key considerations include below-metro occupancy levels that call for focused leasing and asset management, plus elevated rent-to-income ratios that merit attentive renewal and pricing strategies. With prudent upgrades and disciplined operations, the asset can compete effectively against older stock while benefiting from the area 27s growing renter pool.
- Renter-heavy neighborhood supports a deep tenant base and demand resilience.
- Upward occupancy trend locally with rents competitive in the metro.
- 1990 vintage offers value-add and targeted CapEx positioning.
- 3-mile area shows household growth and a large 18 34 renter cohort, supporting absorption.
- Risks: below-metro occupancy and high rent-to-income require careful pricing, renewals, and expense control.