| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6813 SW 4th Pl, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1983 |
| Units | 100 |
| Transaction Date | 1999-11-12 |
| Transaction Price | $97,000 |
| Buyer | LYONS HAROLD A |
| Seller | PLETHORA INV N FL INC |
6813 SW 4th Pl Gainesville Multifamily Demand Thesis
Neighborhood renter-occupied share is high and occupancy has improved over the past five years, supporting a deeper tenant base, according to WDSuite’s CRE market data. Pricing trends sit near national norms, suggesting room for disciplined management rather than outsized concessions.
This Inner Suburb location in Gainesville balances everyday convenience with investor-friendly fundamentals. Overall amenity positioning is competitive among Gainesville neighborhoods (38th of 114), driven in part by stronger pharmacy access, while cafes, groceries, and parks are less concentrated in the immediate area. For operators, this mix points to steady day-to-day livability with selective amenity gaps that on-site offerings can help offset.
Renter-occupied housing is prevalent in the neighborhood (top national tier by WDSuite benchmarks), which supports a larger tenant pool and consistent leasing traffic. Neighborhood occupancy has risen over the past five years yet remains below national medians, favoring value-oriented positioning and hands-on leasing strategies to sustain stability.
Rents benchmark slightly above the Gainesville metro median while tracking near the national midpoint, indicating the submarket competes on attainability rather than luxury. Home values are moderate by national comparison, which can create some overlap with entry-level ownership; however, the neighborhood’s elevated renter concentration points to durable apartment demand and potential retention for well-managed assets.
Within a 3-mile radius, households have increased even as population edged lower, indicating smaller household sizes and more one- to two-person renter demand. Forward-looking projections show growth in both population and households, implying a larger tenant base and support for occupancy stability and measured rent growth as new renters enter the market based on CRE market data from WDSuite.
Safety metrics for the neighborhood track below national averages, with crime levels weaker than typical U.S. neighborhoods. Compared with other parts of the Gainesville metro (114 neighborhoods), this area is not among the top-ranked for safety; however, recent trends show year-over-year declines in both violent and property offenses, indicating gradual improvement rather than deterioration.
For investors, the takeaway is operational: emphasize visibility, lighting, and resident engagement to support retention, and underwrite to current conditions while acknowledging recent downward momentum in incident rates. Positioning that supports community oversight and partnerships can help manage risk alongside standard multifamily best practices.
The Gainesville Inner Suburb surrounding 6813 SW 4th Pl exhibits a deep renter base and improving neighborhood occupancy, aligning with a workforce-oriented demand profile. Rents compete near national norms and slightly above the metro median, supporting consistent leasing without heavy concessions, while moderate for-sale home values and a high share of renter-occupied units point to steady apartment reliance. Within a 3-mile radius, households are increasing and are projected to expand further, implying a growing tenant base and support for occupancy stability.
According to CRE market data from WDSuite, amenity access is mixed—pharmacies are convenient, while cafes, groceries, and parks are thinner locally—favoring assets that deliver on-site conveniences or strong access to regional retail. With safety indicators below national norms but trending better year-over-year, disciplined operations, resident programming, and property visibility can help sustain retention and mitigate risk.
- High renter concentration supports depth of tenant demand and leasing stability.
- Neighborhood occupancy has improved, reinforcing potential for steady performance with active management.
- Rents near national norms and slightly above metro median favor consistent absorption without outsized concessions.
- Projections within a 3-mile radius indicate a larger future tenant base, supporting long-term leasing.
- Risks: below-average safety metrics and thinner local retail mix require hands-on operations and targeted amenity strategies.