| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1997 |
| Units | 37 |
| Transaction Date | 2017-01-06 |
| Transaction Price | $3,000,000 |
| Buyer | Simha Rabi |
| Seller | The Gables Acquisition, LLC, Developer, The Gables Acquisition, LLC, PCraicseh/ uEnqitu aivnadle /nsft |
4700 SW Archer Rd Gainesville Multifamily Opportunity
Positioned in an inner-suburban pocket with steady renter demand, this 37-unit asset benefits from a majority renter-occupied housing base in the surrounding neighborhood, according to WDSuite’s CRE market data. Newer‑than‑area average vintage supports competitive positioning with room for targeted upgrades to drive returns.
The property sits in an Inner Suburb of Gainesville that rates A- and ranks 18 out of 114 metro neighborhoods, placing it within the competitive tier locally. Grocery, restaurant, and pharmacy access test above national medians, while park density is in the top quartile nationally—favorable for day-to-day livability and leasing appeal, based on CRE market data from WDSuite.
Neighborhood construction skews slightly older than the asset (average year ~1992 vs. property built 1997). The 1997 vintage provides an edge over much of the local stock, suggesting solid competitiveness today while still warranting capital planning for systems modernization and select value‑add improvements.
Renter-occupied share is high at the neighborhood level, indicating a deep tenant base and durable demand for multifamily. Occupancy in the surrounding neighborhood has improved over the past five years, supporting stability; the local rent-to-income profile sits near manageable levels, which can aid tenant retention and reduce turnover volatility.
Within a 3-mile radius, household counts have grown even as average household size has declined—pointing to more, smaller households entering the market. Forward-looking projections indicate meaningful increases in households and incomes by 2028, expanding the renter pool and supporting rent growth potential relative to metro trends.
Home values in the neighborhood track near national mid-range levels. This context can create some competition from ownership options but also sustains reliable rental demand, with pricing power tied to unit quality, convenience, and amenity access rather than extreme affordability pressure.
Safety metrics for the neighborhood trend below national medians, and the area ranks closer to the higher-crime side within the Gainesville metro (49 out of 114 neighborhoods). That said, recent year-over-year estimates indicate declines in both property and violent offenses, suggesting gradual improvement. As always, underwriting should consider block-level variation and recent trends rather than isolated figures.
This 37-unit property combines scale with fundamentals that support durable cash flow: a neighborhood with a high share of renter-occupied housing, improving occupancy trends, and everyday amenities that are competitive both locally and nationally. Built in 1997, it stands somewhat newer than nearby stock, positioning it well against older comparables while leaving room for selective renovations to lift rents and reduce future CapEx surprises. Large average floor plans (approximately 1,482 sf) also enable roommate-friendly layouts and revenue management strategies based on rent per square foot.
Within a 3-mile radius, household growth alongside smaller household sizes points to an expanding tenant base and supports occupancy stability over time. Neighborhood affordability reads as balanced—rent-to-income levels are not excessively strained—which can aid retention, while moderate home values mean leasing performance will depend on product quality and convenience. According to CRE market data from WDSuite, the submarket’s amenity access and improving crime trendlines provide additional support for long-term performance, while prudent underwriting should account for ongoing safety monitoring and operating scale.
- 1997 vintage offers competitive positioning versus older local stock, with targeted renovation upside
- High neighborhood renter-occupied share and improving occupancy trends support demand and leasing stability
- Large average unit sizes enable roommate demand and rent-per-square-foot strategies
- Amenity access competitive in metro context; household growth within 3 miles expands the tenant base
- Risks: safety metrics below national medians and modest property scale; mitigate with operations focus and prudent CapEx