| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 56th | Good |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5500 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1998 |
| Units | 100 |
| Transaction Date | 1996-04-04 |
| Transaction Price | $365,000 |
| Buyer | SREIT MADISON COVE LLC |
| Seller | MADISON COVE OF GAINESVILLE LTD |
5500 SW Archer Rd Gainesville Multifamily Positioning
Renter demand is supported by a roughly 60% renter-occupied housing base in the neighborhood and occupancy trending near the metro midpoint, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Gainesville rated A- and competitive among 114 metro neighborhoods (top quartile locally). Amenity access is a relative strength: restaurants, groceries, parks, and pharmacies all rank in the top quartile among 114 metro neighborhoods, with parks and grocery access also testing well above national medians. Cafés and childcare options are thinner in this pocket, which may slightly limit walk-to convenience for those uses.
Multifamily fundamentals are balanced. Neighborhood occupancy tracks above the metro median among 114 neighborhoods and around the national midpoint, pointing to stable—but not tight—leasing conditions. Median contract rents are competitive locally (top quartile in the metro and above the national median), suggesting steady pricing power for well-positioned assets without overreliance on premium finishes.
The housing stock nearby averages early-1990s vintage; this asset’s 1998 construction is newer than the neighborhood norm, which can enhance competitive positioning versus older comparables while still warranting capital planning for systems modernization over a typical hold.
Tenure patterns favor rentals: the neighborhood’s renter concentration is among the highest locally (top decile in the metro and high nationally), indicating a deep tenant base that can support absorption and retention. Within a 3-mile radius, households have grown even as average household size trends down, pointing to more, smaller households—a dynamic that generally supports multifamily demand. School quality in the area rates above the national median and near the top of Gainesville’s neighborhoods, which can help retain family renters seeking stability.
Safety indicators are mixed. The neighborhood’s overall crime standing sits below the national average for safety and roughly mid-pack within Gainesville (crime rank 49 out of 114 metro neighborhoods), but recent trend data shows improvement with year-over-year declines in both property and violent offense estimates. Nationally, the neighborhood scores in lower safety percentiles, so operators often emphasize lighting, access control, and community engagement to support resident retention.
This 1998, 100-unit property offers a balanced risk-reward profile in a Gainesville Inner Suburb with strong neighborhood amenities and a deep renter pool. Neighborhood occupancy sits just above the metro median, while median rents rank competitively in the metro and above national medians—factors that support income stability for well-managed assets. According to CRE market data from WDSuite, renter concentration is among the highest in Gainesville, reinforcing depth of demand and potential lease-up resilience.
Demographic patterns aggregated within a 3-mile radius show household growth alongside shrinking household size, pointing to a larger tenant base and sustained demand for smaller formats. The 1998 vintage is newer than the local average, which helps competitive positioning versus older stock; however, age-related systems (roofs, MEP, interiors) may warrant targeted upgrades to maintain rent competitiveness. Ownership costs in this part of the market are relatively accessible compared with high-cost metros, which can limit outsized pricing power but still supports steady renter reliance on multifamily housing.
- Competitive amenity access and strong renter concentration support consistent leasing
- Neighborhood occupancy above the metro median with rents competitive locally
- 1998 construction offers relative edge over older comparables with selective value-add potential
- Household growth and smaller household sizes (3-mile radius) expand the renter pool
- Risks: safety metrics below national averages and moderate competition from ownership may temper pricing power