| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6029 SW 12th Pl, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1981 |
| Units | 100 |
| Transaction Date | 2012-09-21 |
| Transaction Price | $95,700 |
| Buyer | MURPHY & MURPHY PROPERTIES LLC |
| Seller | BEUNING GARY N |
6029 SW 12th Pl Gainesville Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by a high share of renter-occupied units and steady leasing activity, according to WDSuite’s CRE market data. Investors should focus on demand depth and pricing discipline amid mixed occupancy and affordability signals.
This Inner Suburb location in Gainesville sits above the metro median overall (ranked 51 out of 114 metro neighborhoods, rating B), signaling competitive livability for workforce-oriented rentals without premium core pricing. Neighborhood occupancy has trended upward over the past five years, which helps underpin leasing stability even as headline occupancy sits below the metro leaders.
Renter concentration is a key strength: roughly seven in ten housing units are renter-occupied at the neighborhood level. For multifamily owners, this indicates a deep tenant base and ongoing leasing velocity, particularly for well-managed, right-sized apartments. Rent-to-income levels in the neighborhood indicate some affordability pressure, so operators should prioritize retention strategies and measured renewal growth.
Within a 3-mile radius, households have increased while population edged lower in recent years, pointing to smaller household sizes and a stable-to-expanding renter pool. Forward-looking projections show growth in both population and households through the mid-term, which supports occupancy stability and absorption potential. This aligns with broader commercial real estate analysis for university-adjacent Florida metros where household expansion can outpace population change.
Amenity access is mixed: pharmacies rank strong among Gainesville peers (competitive among 114 neighborhoods), and restaurants track near metro norms, while neighborhood-level counts for parks, groceries, cafes, and childcare are limited. For investors, this suggests value in on-site conveniences and partnerships with delivery services to offset amenity gaps.
Safety indicators for the neighborhood trend below national benchmarks, with crime levels ranking weaker than many Gainesville areas. Relative to nationwide comparables, the neighborhood falls in lower national percentiles for safety; however, recent year-over-year trends show declines in both violent and property offenses, which is a constructive directional signal.
At the metro level, the neighborhood’s crime rank places it behind Gainesville’s safer clusters when measured against all 114 neighborhoods. For underwriting, this argues for prudent security budgeting and active property management, while noting that the latest data reflect improving trajectories.
This 100-unit asset benefits from a renter-heavy neighborhood, improving occupancy trends, and a 3-mile trade area that is set for growth in households, supporting demand for professionally managed apartments. Elevated rent-to-income signals call for disciplined revenue management, but the deep renter base and projected renter pool expansion point to steady leasing and retention potential. Based on CRE market data from WDSuite, rents have shown healthy momentum locally, reinforcing the case for stable cash flow when paired with attentive operations.
Operating strategy should balance pricing power with value delivery: emphasize unit livability, cost control, and on-site conveniences to offset amenity gaps in the immediate area. With neighborhood home values sitting in a moderate ownership market, rental housing remains a practical option for many households, supporting demand depth across cycles.
- Renter-heavy neighborhood supports a large tenant base and consistent leasing
- Upward occupancy trend and projected household growth bolster absorption and retention
- Rent growth momentum provides revenue potential with disciplined renewal management
- Moderate ownership market reinforces reliance on multifamily, aiding demand depth
- Risks: below-metro safety standing, localized amenity gaps, and affordability pressure require proactive management