| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 44th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 205 NW County Road 235, Newberry, FL, 32669, US |
| Region / Metro | Newberry |
| Year of Construction | 1982 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
205 NW County Road 235, Newberry FL Multifamily Opportunity
In an owner-tilted suburban pocket of the Gainesville metro, neighborhood occupancy remains steady while household growth is accelerating, according to WDSuite’s CRE market data. The setting favors durable renter demand from a growing workforce, with pricing supported by above-median local incomes.
This suburban neighborhood in the Gainesville, FL metro carries a B+ rating and ranks 35 out of 114 locally, placing it above the metro median. For investors, that positioning suggests balanced fundamentals without paying for peak submarket premiums.
Neighborhood occupancy is reported at 91% (area-level), ranking 50 of 114, which is above the metro median and supportive of leasing stability. Median contract rents sit in the upper-third nationally while the local rent-to-income ratio is moderate, pointing to manageable affordability pressure that can aid retention and reduce turnover risk.
Amenities are thinner in immediate proximity—cafes, childcare, and pharmacies register low densities—so residents likely rely on broader Gainesville for services. Amenity access ranks 37 of 114 (competitive among Gainesville neighborhoods), indicating day-to-day needs are reachable but not concentrated on the block. Investors should underwrite convenience with a car-oriented lens rather than walkability.
Within a 3-mile radius, WDSuite data shows recent population growth alongside a faster increase in household counts, expanding the potential tenant base. Forecasts call for further population and household gains over the next five years, which supports occupancy stability and lease-up confidence, particularly for well-managed assets targeting workforce renters.
Safety indicators show mixed but improving signals. Nationally, the neighborhood sits around the 63rd percentile for safety, while within the Gainesville metro it ranks 4 out of 114, a position that indicates relatively higher reported crime versus local peers. Importantly, both violent and property offense rates fell sharply year over year, with declines of roughly half for violent offenses and over 40% for property offenses, according to WDSuite’s data. Investors should note the downward trend while benchmarking security measures and insurance assumptions to metro norms.
Built in 1982, the 100-unit asset is older than the neighborhood’s relatively new housing stock, creating a clear value-add angle. Targeted renovations and systems upgrades can sharpen competitive positioning against newer deliveries while preserving a cost basis that supports returns. According to CRE market data from WDSuite, neighborhood occupancy sits above the metro median and rent levels pair with strong local incomes, reinforcing lease retention and cash flow durability.
Demand fundamentals are reinforced by a growing renter pool within a 3-mile radius, where population and households are projected to expand further. While the immediate area has limited amenity density and a low share of renter-occupied housing units, income strength and moderate rent-to-income ratios suggest pricing power is achievable with disciplined lease management and thoughtful capital plans.
- Above-median neighborhood occupancy with moderate rent-to-income supports retention and cash flow stability.
- 1982 vintage offers value-add and CapEx pathways to compete with newer stock.
- 3-mile radius shows ongoing population and household growth, expanding the tenant base.
- Income strength in the neighborhood underpins achievable pricing without overextending affordability.
- Risks: lower renter concentration and thinner amenity density require car-oriented positioning and focused leasing.