| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6400 SW 20th Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1976 |
| Units | 100 |
| Transaction Date | 2018-08-07 |
| Transaction Price | $11,000,000 |
| Buyer | TREEMV 144 UNITS GAINESVILL E INVESTMENT |
| Seller | 64 20 VILLQAS LLLP |
6400 SW 20th Ave, Gainesville FL Multifamily Investment
High renter concentration in the neighborhood and multi-year occupancy improvement point to a durable tenant base, according to WDSuite’s CRE market data. Positioning and operations will matter, but depth of demand supports steady leasing and retention.
Located in an Inner Suburb of Gainesville with a neighborhood rating of B, the area ranks above the metro median (51 of 114 neighborhoods) for overall performance. The renter-occupied share of housing units is high, indicating a broad tenant pool that supports multifamily absorption and renewal velocity. Neighborhood occupancy has risen over the past five years, reinforcing demand stability even if absolute occupancy levels trail Gainesville’s top sub-areas.
Amenity access is competitive among Gainesville neighborhoods (amenity rank 38 of 114), with pharmacies notably strong at a top-quintile national standing (around the 80th percentile). Restaurants track near national mid-range levels, while cafes, grocery stores, parks, and childcare options are limited within neighborhood bounds—placing a premium on convenient transportation links to nearby corridors and campus-serving services.
Vintage matters for underwriting: the property’s 1976 construction is older than the neighborhood’s average 1982 stock, suggesting capital planning for systems, interiors, and curb appeal could unlock value-add potential and strengthen competitive positioning versus newer assets.
Within a 3-mile radius, households have increased while average household size has declined, pointing to more, smaller households entering the renter pool. Looking ahead, local projections show growth in population and households, which should expand the tenant base and support occupancy stability. Median contract rents in the 3-mile area have risen and are projected to continue upward, while neighborhood-level home values remain comparatively accessible for the metro—factors that together suggest steady demand for rental units with thoughtful pricing and lease management.
Safety indicators for the neighborhood trail both Gainesville’s top-performing areas and national benchmarks, with crime ranked 68 of 114 metro neighborhoods and national safety percentiles on the lower end. For risk assessment, investors should note that both violent and property offense rates show recent year-over-year declines, signaling improvement momentum. This context supports prudent security planning and resident engagement strategies rather than assumptions of block-level conditions.
This 100-unit, 1976-vintage multifamily asset sits in a Gainesville neighborhood with a high share of renter-occupied housing, reinforcing depth of tenant demand. Neighborhood occupancy has improved over the last five years, and within a 3-mile radius, household counts have grown as household sizes declined—dynamics that typically expand the renter pool and support leasing velocity. According to CRE market data from WDSuite, the area’s amenity profile is competitive at the neighborhood level, though reliance on nearby corridors for select services remains a consideration for positioning and resident experience.
The asset’s older vintage suggests clear value-add pathways through targeted renovations and systems upgrades to elevate relative competitiveness. Local ownership costs are moderate for the metro, and rising rents in the 3-mile area point to durable pricing power if affordability pressure is managed through thoughtful lease strategies. Safety metrics lag metro leaders but have improved year over year, favoring proactive operations and resident retention measures over time.
- High renter-occupied share supports a deep tenant base and renewal potential.
- Five-year occupancy gains in the neighborhood indicate resilient demand.
- 1976 vintage offers value-add upside via unit and systems modernization.
- 3-mile household growth and smaller household sizes expand the renter pool.
- Risk: Safety metrics trail metro leaders; continued improvements and on-site measures are key.