| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 825 SW 11th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 2010 |
| Units | 24 |
| Transaction Date | 2005-01-07 |
| Transaction Price | $650,000 |
| Buyer | HERITAGE INVESTMENT GROUP OF GAINESVILLE |
| Seller | FOX DEN LLC |
825 SW 11th St Gainesville Multifamily Investment
Renter demand is supported by a high renter-occupied share in the surrounding neighborhood and steady amenity access, according to WDSuite’s CRE market data. Neighborhood occupancy levels and trends reflect Urban Core dynamics rather than property-specific performance.
This Urban Core location in Gainesville balances strong daily-needs access with student- and workforce-driven rental demand. Neighborhood amenity density for grocery and pharmacy options ranks near the top among 114 metro neighborhoods, while cafes and parks are limited; this mix supports convenience for residents but suggests outdoor and third-place amenities may rely on nearby districts.
The neighborhood sits above the metro median for overall quality (A-rated and ranked 16 of 114), translating into competitive positioning within Gainesville. Housing metrics land in the top quartile nationally, while contract rents track around the national middle — a combination that can support leasing velocity if units are maintained and priced in line with comps.
Renter concentration is high (renter-occupied share near the top of the metro), indicating a deep tenant base for multifamily. At the neighborhood level, occupancy has softened versus five years ago, which points to the importance of targeted marketing, preleasing discipline, and amenity differentiation to sustain stability at the asset level.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding by 2028, signaling a larger tenant base over time. Median contract rents have been rising from a relatively accessible starting point, though affordability management remains important for retention. Elevated ownership costs relative to incomes in the immediate neighborhood tend to reinforce reliance on rental housing, supporting depth of demand and lease-up resilience.
Safety trends are mixed. Relative to 114 Gainesville metro neighborhoods, the area falls in the lower half for crime, and national comparisons place it below the national median for safety. However, year-over-year estimates indicate declining property and violent offense rates, suggesting gradual improvement. Investors should plan for standard security measures and community engagement to support resident comfort and retention.
Built in 2010, the property is newer than the neighborhood’s average vintage, which can enhance competitive positioning versus older stock and help moderate near-term capital expenditures, while still leaving room for selective upgrades to drive rent and retention. The surrounding neighborhood shows high renter concentration and solid access to daily-needs amenities, which supports multifamily demand and occupancy stability. Based on commercial real estate analysis from WDSuite, neighborhood rents trend around national midpoints and ownership costs are elevated relative to incomes, a backdrop that typically sustains rental reliance.
Within a 3-mile radius, population and households have expanded and are projected to keep growing through 2028, pointing to a broader renter pool over the medium term. At the same time, neighborhood safety benchmarks trail national norms and local occupancy has eased versus prior years, underscoring the need for disciplined operations, pricing, and resident services.
- 2010 vintage offers competitive positioning versus older neighborhood stock with manageable near-term capex.
- High renter-occupied share supports depth of tenant demand and leasing velocity.
- Daily-needs amenity access (grocers, pharmacies) enhances resident convenience and retention potential.
- Growing 3-mile population and household counts expand the future renter base.
- Risks: below-national safety benchmarks and softer neighborhood occupancy call for proactive security and leasing management.