| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 61st | Best |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 920 SW 6th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1996 |
| Units | 100 |
| Transaction Date | 1995-10-25 |
| Transaction Price | $865,000 |
| Buyer | ROYAL GAINESVILLE LTD PTNR |
| Seller | FENSTER JEFFREY M |
920 SW 6th St Gainesville Multifamily Investment
Renter demand is deep in this Inner Suburb location, with a high neighborhood renter concentration and improving occupancy trends, according to WDSuite’s CRE market data. Positioning centers on serving a large 3-mile tenant base while balancing affordability pressures.
Located in Gainesville’s Inner Suburb, the area around 920 SW 6th St shows a strong renter-occupied housing profile at the neighborhood level, indicating a sizable tenant pool for multifamily operators. Neighborhood occupancy has risen over the past five years, supporting a case for steadier leasing even as overall occupancy sits below national norms. The 3-mile demographic catchment is large and growing, with increases in population and households that point to an expanding renter pool and support for occupancy stability.
Amenity access is mixed but functional for daily needs. Neighborhood grocery access ranks 8 out of 114 Gainesville neighborhoods and restaurants rank 7 out of 114, placing both in the upper tier locally and above national averages. By contrast, cafes, parks, and pharmacies are sparse within the immediate neighborhood. For investors, this combination implies reliable essentials nearby with limited lifestyle amenities on the doorstep—factors to consider for marketing and resident retention.
School quality metrics for the neighborhood test well against both metro and national benchmarks, with the average school rating at the top of the Gainesville distribution (1 of 114), which can aid leasing to family and student-adjacent renters. Neighborhood demographics also show a relatively high share of adults with bachelor’s degrees compared with the metro (competitive among Gainesville neighborhoods), aligning with Gainesville’s education-oriented workforce.
Vintage matters for competitive positioning: the property’s 1996 construction is newer than the neighborhood’s average vintage (1986). That should provide a relative edge versus older stock, while still warranting diligence on aging systems, common-area refreshes, and targeted unit upgrades to support rent positioning and reduce near-term capital surprises.
Affordability requires careful underwriting. Neighborhood household incomes are low relative to national levels, and the neighborhood rent-to-income ratio is elevated, which can increase retention risk if rent growth outpaces wages. However, within a 3-mile radius, household and income growth have accelerated in recent years and are projected to continue, which can broaden the tenant base. Operators should calibrate unit mix and pricing to capture steady demand without undue turnover.
Safety trends should be evaluated with context. The neighborhood sits below the national median for safety based on WDSuite’s CRE market data. Within the Gainesville metro, it ranks in the lower half (34 of 114), suggesting higher reported crime than many local peers. That said, recent trend data indicate improvement, with estimated violent and property offense rates declining year over year.
For investors, this profile points to practical operating considerations—lighting, access controls, and resident engagement—while noting that the direction of change has been favorable. Compare property-level measures and incident trends to submarket and city data rather than block-level anecdotes to inform underwriting and tenant-experience planning.
This 100-unit 1996-vintage asset sits in a Gainesville neighborhood with a high concentration of renter-occupied housing and improving neighborhood occupancy, supporting a case for durable tenant demand. Daily-needs access is solid (strong grocery and restaurant density locally), and neighborhood school ratings are at the top of the metro—useful for broadening the leasing funnel across student-adjacent and workforce segments. According to CRE market data from WDSuite, neighborhood incomes trail national norms and rent-to-income levels are elevated, so pricing strategy and unit finishes should be aligned to retention and lease management.
Relative to older local stock, the 1996 vintage can compete well with selective modernization. Looking ahead, 3-mile demographic trends point to population and household growth that should expand the tenant base and help sustain occupancy, while limited lifestyle amenities nearby and below-median safety underscore the need for thoughtful operations and resident experience management.
- High neighborhood renter concentration supports deep tenant base and leasing velocity.
- 1996 vintage offers competitive positioning versus older stock with targeted value-add potential.
- Strong neighborhood grocery and restaurant access; top-of-metro school ratings aid marketing.
- 3-mile population and household growth bolster long-run occupancy stability.
- Risks: elevated rent-to-income in the neighborhood, limited lifestyle amenities nearby, and below-median safety require careful pricing and operations.