| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 45th | Fair |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6933 W University Ave, Gainesville, FL, 32607, US |
| Region / Metro | Gainesville |
| Year of Construction | 2001 |
| Units | 100 |
| Transaction Date | 2019-06-06 |
| Transaction Price | $5,461,700 |
| Buyer | CS FL GAINESVILLE LLC |
| Seller | VILLAS AT ASHTON SQUARE LLC |
6933 W University Ave Gainesville Multifamily Investment
Neighborhood metrics point to durable renter demand, with a high share of renter-occupied units and steady leasing conditions, according to WDSuite s CRE market data. Investors should view this location as a workforce-oriented play where pricing and retention management matter more than amenity-driven premiums.
This inner-suburb location in Gainesville offers access to daily needs and employment while prioritizing value over lifestyle frills. Neighborhood ratings from WDSuite indicate a B overall, with restaurants represented near the metro median and strong pharmacy availability (above most neighborhoods nationally). Cafes, groceries, and parks are thinner immediately nearby, so residents typically rely on broader corridors for variety rather than walk-to options.
For multifamily operators, the neighborhood a0 shows a high renter concentration: a large share of housing units are renter-occupied, which expands the tenant base and helps sustain leasing depth through cycles. The area a0 has seen leasing conditions improve over the last five years, and while occupancy levels sit below the metro median today, the upward trend supports continued stability rather than outsized volatility.
Demographic statistics aggregated within a 3-mile radius show households increasing even as total population softened recently, signaling smaller household sizes and a tilt toward rental options. Forward-looking projections point to population and household growth through the next five years, which should translate into a larger renter pool and support occupancy stability. Median contract rents in the neighborhood are near national mid-range levels, suggesting room to compete on value without sacrificing absorption.
Home values in the neighborhood are modest relative to many Florida metros, which can create some competition from ownership. Still, rent-to-income levels indicate manageable affordability pressure for many renters; the implication for investors is to balance rent growth with renewal strategies to sustain pricing power and retention rather than chase top-of-market premiums.
Neighborhood safety indicators compare weaker than the metro average and fall well below national percentiles, signaling elevated crime relative to many U.S. neighborhoods. Within the Gainesville metro (114 neighborhoods), this area does not rank among the safer submarkets. That said, according to WDSuite s data, both violent and property offense rates have declined year over year, an encouraging directional trend that investors can monitor alongside on-site security measures and resident screening.
Given these mixed signals, underwriting should incorporate prudent loss assumptions and risk management. Operators commonly address this profile with lighting, access control, and community engagement while emphasizing responsive management to support tenant satisfaction and lease retention.
The broader Gainesville employment base supports renter demand through a mix of education, healthcare, government, and services within commutable distance. While we do not list specific employers with verified mileages here, the area s workforce orientation typically favors stable occupancy for value-focused multifamily.
Built in 2001, this 100-unit asset is newer than the neighborhood s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization of interiors and common areas over time. The immediate area skews heavily renter-occupied, expanding the tenant base and supporting steady absorption. According to CRE market data from WDSuite, neighborhood occupancy has trended upward over the last five years, and household growth within a 3-mile radius points to a larger renter pool ahead, even as household sizes continue to decline.
Operating focus should emphasize value positioning and retention. Home values are moderate in context, so ownership can compete at the margin; however, rent-to-income levels suggest affordability pressure is manageable when balanced with renewal-driven strategies. Safety metrics lag the metro, which warrants conservative underwriting and property-level risk controls, but recent year-over-year declines in offense rates are a constructive signal to watch.
- 2001 vintage vs. older neighborhood stock supports competitive positioning with selective modernization upside
- High share of renter-occupied units expands the tenant base and supports leasing depth
- Upward neighborhood occupancy trend and projected household growth (3-mile) support demand and retention
- Value-oriented rents provide room to compete while managing rent-to-income and renewal strategy
- Risk: Safety metrics below metro average and limited nearby amenities call for prudent underwriting and active management