| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 14th | Poor |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6010 SE 211th St, Hawthorne, FL, 32640, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1990 |
| Units | 100 |
| Transaction Date | 2004-03-22 |
| Transaction Price | $860,000 |
| Buyer | HAWTHORNE RRH LTD |
| Seller | THE UNITED STATES OF AMERICA |
6010 SE 211th St Hawthorne, FL Multifamily Investment
Rural Gainesville submarket with modest amenities and a thinner renter base; neighborhood occupancy trends signal careful lease-up planning, according to WDSuite’s CRE market data.
Located in a rural pocket of the Gainesville, FL metro, the neighborhood ranks 110 out of 114 locally (D rating), placing it below the metro median for overall fundamentals. Amenity density is limited (restaurants, groceries, and cafes are sparse), consistent with its rural profile and a national amenity percentile near the lower decile. Parks access is comparatively better, trending around the national median, which can support outdoor-oriented livability.
Neighborhood occupancy is measured for the neighborhood, not this property, and sits in the lower tier of the metro (rank 92 of 114), indicating that lease-up and renewal strategies may require sharper pricing and targeted marketing. The share of renter-occupied housing units is relatively low (around the lower half of metro rankings), signaling a thinner immediate tenant base but also limited direct multifamily competition nearby.
Within a 3-mile radius, recent population counts have edged down while average household size is trending smaller. Projections show a decrease in population but a modest increase in households, which typically points to more, smaller households and a potential rebalancing of the renter pool over time. Median contract rents remain comparatively low for the region, and household incomes have been rising, which can support rent collections even as affordability management remains a key operating focus for owners.
Home values in the neighborhood are lower than many metro peers, which can create some competition from ownership options. For investors, that backdrop implies an emphasis on value positioning, retention through service quality, and capturing demand from residents who prefer the convenience of rentals despite a more accessible ownership market.
Safety indicators are mixed. Within the Gainesville metro, the neighborhood’s crime rank is toward the higher-crime end (rank 11 of 114, where a lower rank indicates more crime). Nationally, the neighborhood trends around mid-range to below-average safety levels, but recent year-over-year data shows notable improvement with meaningful declines in both property and violent offense estimates. Investors should interpret this as a stabilizing trend rather than a guarantee, and continue to underwrite with prudent security and site-management considerations.
Built in 1990, the asset is newer than the average neighborhood vintage (1980s), providing relative competitiveness versus older stock while still offering scope for targeted renovations and systems upgrades to modernize and enhance yield. The rural Gainesville location presents limited amenity density and a smaller renter-occupied share, so demand is more needs-based and value-driven; however, rising household incomes and comparatively low area rents can help support collections and steady occupancy with disciplined operations, based on CRE market data from WDSuite.
Forward-looking neighborhood indicators point to smaller household sizes and a slight increase in total households within a 3-mile radius, which can incrementally expand the tenant base even as overall population trends soften. Home values remain relatively low for the metro, suggesting some competition from ownership; positioning, resident experience, and operational efficiency will be key to drive retention and pricing power.
- 1990 vintage offers competitive positioning versus older local stock with targeted value-add potential
- Rising household incomes and comparatively low neighborhood rents support collections and lease stability
- Projected increase in households within 3 miles points to a gradually expanding renter pool despite softer population
- Lower home values imply competition from ownership—focus on service, amenities, and value to retain residents
- Rural location and below-metro neighborhood occupancy are underwriting risks; emphasize marketing precision and expense discipline