| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6816 SW 4th Pl, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 1983 |
| Units | 100 |
| Transaction Date | 2022-11-30 |
| Transaction Price | $1,500,000 |
| Buyer | SOLOMON SIMMONDS ENTERPRISES LLC |
| Seller | SEN CAPITAL LLC |
6816 SW 4th Pl Gainesville Multifamily Investment
Renter concentration in the surrounding neighborhood is high, supporting a durable tenant base and helping stabilize occupancy over time, according to WDSuite’s CRE market data. Location fundamentals are oriented to workforce housing demand in Gainesville’s inner suburbs, with pricing that tends to track near metro norms.
Situated in an Inner Suburb of Gainesville, the property benefits from a renter-oriented housing stock and steady demand drivers. Neighborhood occupancy has trended higher over the past five years, and a high share of renter-occupied units indicates depth in the tenant pool—factors that can support renewal rates and reduce lease-up risk, based on CRE market data from WDSuite.
Amenity access is mixed: pharmacy availability ranks competitive among Gainesville’s 114 neighborhoods, while parks, groceries, cafes, and childcare are comparatively limited. For investors, this points to convenience for daily essentials but fewer discretionary amenities within the immediate cluster; resident appeal is more tied to housing value and commute patterns than lifestyle retail.
Within a 3-mile radius, households have grown even as average household size has edged lower, suggesting more, smaller households entering the market. Projections indicate growth in both population and households over the next five years, which should expand the renter pool and help support occupancy stability and leasing velocity. Median contract rents in the neighborhood sit around the national middle, while a moderate rent-to-income environment signals the need for attentive lease management to balance revenue growth and retention.
Compared with metro and national trends, the neighborhood’s overall livability profile is balanced rather than amenity-led. Nationally, amenity density reads below average overall, but the area is above the metro median for restaurants and everyday services, reinforcing its positioning as practical workforce housing rather than lifestyle-centric living. This context can be attractive for investors seeking consistent demand anchored by necessity renters and proximity to core Gainesville employment nodes.
Neighborhood safety indicators, benchmarked against Gainesville’s 114 neighborhoods and national peers, point to conditions that are below national norms. On a relative basis, the area does not sit in the top quartile nationally for safety; however, recent year-over-year trends show improvement, with both property and violent offense rates declining according to WDSuite’s CRE market data.
For underwriting, this suggests a prudent focus on security line items (lighting, access controls, and resident engagement) and potential partnerships with local initiatives. The directional improvement is constructive, but investors should underwrite to neighborhood averages rather than best-in-metro assumptions.
This 100-unit Gainesville asset is positioned in a renter-heavy neighborhood where occupancy has improved over the past five years and pricing trends remain near metro norms. According to CRE market data from WDSuite, high renter-occupied share underscores depth of demand, while practical access to everyday services supports renewal potential typical of workforce housing.
Within a 3-mile radius, forecasts call for increases in both population and households, indicating a larger tenant base ahead and support for occupancy stability. Affordability is manageable but not unlimited, suggesting measured rent growth with attention to retention, especially as neighborhood amenity density is more functional than lifestyle-driven.
- Renter-oriented neighborhood supports consistent multifamily demand and renewal potential.
- Occupancy trend has improved over five years, reducing lease-up risk relative to weaker submarkets.
- 3-mile projections show growth in households, expanding the tenant base and supporting stability.
- Practical access to everyday services fits workforce housing positioning and retention.
- Risk: Safety metrics trail national averages; budget for security and conservative underwriting on rent growth.