| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 65th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 NW 18th Ave, Gainesville, FL, 32609, US |
| Region / Metro | Gainesville |
| Year of Construction | 1976 |
| Units | 100 |
| Transaction Date | 2000-10-10 |
| Transaction Price | $560,000 |
| Buyer | BEL AIR GAINESVILLE L C |
| Seller | NW PROP GAINESVILLE LTD PTNR |
800 NW 18th Ave Gainesville Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and strong daily-needs access, according to WDSuite’s CRE market data. Neighborhood occupancy trends have inched up over the past five years, pointing to steady leasing conditions rather than rapid swings.
This Inner Suburb location in Gainesville benefits from strong daily-needs convenience: grocery, pharmacy, park, and childcare access rank among the best in the metro (competitive standing near the top of 114 neighborhoods) and score above national averages. Restaurant density is also high, while café presence is lighter—useful context for retail mix expectations.
The neighborhood shows an A+ rating and stands within the stronger cohort locally, with demographics scoring above many Gainesville peers. A sizable share of housing units are renter-occupied, placing the area in the top quartile nationally for renter concentration; for investors, that indicates a deep tenant base and consistent multifamily demand.
Within a 3-mile radius, population and household counts have expanded in recent years and are projected to continue growing, expanding the renter pool. This growth supports occupancy stability and lease-up visibility for appropriately positioned product.
Home values are lower than many U.S. neighborhoods while the value-to-income relationship trends higher than average, which can reinforce reliance on rentals. At the same time, rent-to-income levels remain manageable in this area, supporting retention and room for disciplined revenue management.
Safety conditions compare less favorably to national norms, with both violent and property offense rates sitting in lower national percentiles. However, recent year-over-year trends show declines in estimated violent and property offenses, indicating gradual improvement rather than deterioration.
Within the Gainesville metro (114 neighborhoods), this area is not among the top-performing safety cohorts but remains typical for many intown locations. Investors should underwrite with prudent security measures and tenant-experience planning while recognizing the downward trend in incident estimates.
The location draws from a diverse regional employment base within commuting distance, which supports workforce housing demand and helps with resident retention. Proximity to university, healthcare, and public-sector nodes contributes to steady leasing funnels for multifamily assets.
Built in 1976, the asset may benefit from targeted renovations and systems upgrades that can enhance competitive positioning against newer stock. The immediate neighborhood features strong daily-needs access and a high share of renter-occupied housing units, which, together with 3-mile population and household growth, supports a larger tenant base and occupancy stability over time. According to CRE market data from WDSuite, neighborhood occupancy has trended upward over five years, while rent levels remain relatively manageable versus incomes—favorable for retention and measured pricing.
Key considerations include safety metrics that trail national benchmarks and the need for capital planning consistent with a 1970s vintage. Still, the combination of renter concentration, amenity access, and expanding household counts points to durable demand for well-managed, value-add multifamily in this Gainesville submarket.
- High renter concentration supports deep tenant demand and leasing stability
- Daily-needs amenity access (groceries, parks, pharmacies) enhances livability and retention
- 1976 vintage offers value-add potential via renovations and system upgrades
- 3-mile population and household growth expands the renter pool and supports occupancy
- Risks: safety metrics below national averages and capex needs typical of older stock