| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5950 SW 20th Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1983 |
| Units | 100 |
| Transaction Date | 2018-03-09 |
| Transaction Price | $60,000 |
| Buyer | ALACHUA COUNTY |
| Seller | FELDSTEIN RICHARD |
5950 SW 20th Ave Gainesville Multifamily Opportunity
Renter-occupied housing is prevalent in the immediate neighborhood and occupancy has trended upward in recent years, according to WDSuite’s CRE market data. This positioning can support a steady tenant base for a 100-unit asset in Gainesville’s inner-suburban context.
The property sits in an Inner Suburb of Gainesville with a B neighborhood rating and an overall standing that is above the metro median among 114 Gainesville neighborhoods. For investors, that translates to stable fundamentals relative to many local peers, though not the top tier.
Livability is mixed: pharmacy access rates competitively within the metro and compares favorably to many areas nationwide, while the density of cafes, grocery, parks, and childcare is limited. Restaurant availability is moderate. These dynamics point to everyday convenience for residents, but fewer discretionary amenities nearby, which can concentrate demand among value- and location-focused renters.
Rents in the neighborhood have risen over the past five years from comparatively accessible levels, and the share of housing units that are renter-occupied is high (70.6%). That renter concentration indicates depth in the tenant base, while neighborhood occupancy sits below the metro median but has improved over the past five years—factors that together suggest leasing stability with room for management-driven gains.
Demographic indicators aggregated within a 3-mile radius show households expanding despite a recent dip in population counts, implying smaller average household sizes and a larger pool of renting households over time. Forecasts point to growth in both population and households over the next five years, which supports ongoing renter demand. Median home values in the neighborhood context are lower than many larger Florida metros, which can introduce some competition from ownership; however, this also helps sustain renter reliance on multifamily where lease convenience and mobility matter.
Safety benchmarks in the neighborhood trend below national norms, with crime measures ranking in the lower tiers among Gainesville’s 114 neighborhoods. While current levels warrant prudent underwriting and operational attention, recent year-over-year data show declines in both violent and property offenses, indicating an improving trend rather than deterioration.
For investors, the takeaway is to underwrite to current conditions while recognizing that recent directional improvements can support retention and leasing if continued. Comparisons should be made to submarkets across Gainesville and similar inner-suburban locations rather than block-level assumptions.
This 100-unit asset benefits from a high concentration of renter-occupied housing in the surrounding neighborhood and improving neighborhood occupancy, supporting a durable tenant base. According to CRE market data from WDSuite, the area’s overall standing is above the metro median among Gainesville neighborhoods, with rent levels that have advanced from accessible starting points—favorable for ongoing demand while maintaining lease-up flexibility.
Within a 3-mile radius, household counts are up and are projected to rise further alongside smaller average household sizes, pointing to a broader renter pool and support for occupancy stability. Amenity depth is mixed—with strong pharmacy access but fewer discretionary amenities—so performance is likely to hinge on property operations, value positioning, and management execution. Ownership costs in the neighborhood context remain comparatively accessible, which may temper outsized rent growth but also reinforces the appeal of flexible rental housing for a mobile workforce.
- High renter-occupied share signals depth of tenant demand
- Neighborhood occupancy improving, supporting leasing stability with operational upside
- 3-mile household growth and smaller household sizes expand the renter pool
- Rent levels rising from accessible base, aiding retention and pricing flexibility
- Risks: below-average safety benchmarks and limited amenity mix require prudent underwriting and active management