| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 38th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 951 SW 11th St, Gainesville, FL, 32601, US |
| Region / Metro | Gainesville |
| Year of Construction | 1988 |
| Units | 100 |
| Transaction Date | 2000-12-19 |
| Transaction Price | $749,500 |
| Buyer | PARKSIDE COMMUNITIES LC |
| Seller | --- |
951 SW 11th St Gainesville Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and strong amenity access, according to WDSuite s CRE market data. This location offers steady leasing fundamentals driven by proximity to urban core activity, based on balanced commercial real estate analysis of the surrounding neighborhood rather than the property itself.
The property sits in Gainesville s Urban Core with an A neighborhood rating and competitive fundamentals among 114 metro neighborhoods. Amenity access is a relative strength: grocery options rank within the top quartile locally (7 of 114), pharmacies lead the metro (1 of 114), and restaurant density is a top performer (1 of 114). By contrast, cafes and parks are limited (both near the bottom of the metro at 114 of 114), which may temper some lifestyle appeal but does not negate daily convenience.
Neighborhood rents benchmark above the metro median (contract rent rank 26 of 114; national percentile 58), signaling pricing that the market supports without implying premium positioning. Occupancy for the neighborhood is below the metro median (rank 70 of 114) and has softened over the past five years, so underwriting should emphasize leasing cadence and renewal management. Even so, the renter-occupied share is among the highest locally (rank 2 of 114; 99th percentile nationally), indicating a deep tenant base for multifamily operators.
Within a 3-mile radius, demographics skew young 8with a large 18 34 cohort and both population and households have grown, with further increases projected. This points to a larger tenant base and continued renter pool expansion that can support occupancy stability over time, particularly for well-managed, appropriately positioned assets.
Housing and value metrics place the neighborhood above the national median for overall housing strength (national percentile 72) and in a high-cost ownership context relative to local incomes (value-to-income nationally in the top decile). That ownership landscape typically sustains reliance on rentals, reinforcing depth of demand and potential lease retention for professionally operated multifamily.
Safety benchmarks for the neighborhood are below national averages, with crime ranking in the lower half within the Gainesville metro (67 out of 114 neighborhoods). Nationally, both property and violent offense rates sit in low percentiles, indicating comparatively higher incident levels than many U.S. neighborhoods. However, year-over-year trends show improvement, with estimated property offenses down and violent offenses easing modestly, suggesting gradual progress rather than a structural shift.
Investors typically account for these dynamics through security design, lighting, and resident screening. Monitoring ongoing trendlines and comparable submarkets across Gainesville can help contextualize retention and marketing strategies.
This Gainesville Urban Core location benefits from a deep renter base, daily-needs convenience, and steady demand from a young demographic profile within a 3-mile radius. According to CRE market data from WDSuite, neighborhood NOI per unit sits in a top national cohort and rents are above the metro median, while occupancy trends require active leasing and renewal management. The ownership market is relatively high-cost versus local incomes, which typically reinforces demand for professionally managed rental housing and supports pricing discipline.
Forward-looking demographics point to continued population and household growth within 3 miles, expanding the tenant base. Operators who emphasize operations, resident experience, and targeted capex can position competitively against older stock while navigating safety and affordability pressures evident in neighborhood benchmarks.
- Deep renter concentration supports tenant demand and leasing velocity
- Daily-needs access (grocery, pharmacy, restaurants) ranks among the strongest in the metro
- Neighborhood NOI per unit ranks in a top national cohort, per WDSuite data
- 3-mile population and household growth expands the tenant base and supports occupancy stability
- Risks: below-metro occupancy rank, affordability pressure versus incomes, and safety benchmarks below national averages