| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 57th | Good |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25415 NW 7th Ave, Newberry, FL, 32669, US |
| Region / Metro | Newberry |
| Year of Construction | 1987 |
| Units | 100 |
| Transaction Date | 2013-07-08 |
| Transaction Price | $50,000 |
| Buyer | 25415 LLC |
| Seller | ENI LLC |
25415 NW 7th Ave, Newberry FL Multifamily Investment Outlook
Neighborhood occupancy has trended higher and sits near the metro median, while a small renter base suggests steadier turnover but thinner demand depth, according to WDSuite’s CRE market data. Income levels are solid and rent burdens are modest in the area, supporting retention even as ownership remains a viable alternative.
This rural neighborhood in the Gainesville, FL metro registers a B- neighborhood rating and sits near the middle of the pack (ranked 61 among 114 metro neighborhoods). Investors should expect a quieter setting with limited retail density and auto-oriented living; café, grocery, park, and pharmacy counts are sparse, which can weigh on convenience but also supports a calmer residential profile.
Rent levels trend above the national median and have risen notably in recent years, while neighborhood occupancy is close to 90% and higher than five years ago. However, renter-occupied housing is in the single digits locally, indicating a predominantly owner-occupied area and a thinner pool of prospective tenants. From an investor lens, that mix points to stable tenancy once leased, but potentially longer lease-up timelines compared with renter-heavy submarkets.
The area’s school quality averages around 3 out of 5 and ranks 6 of 114 in the metro—top quartile locally and above the national median—supporting family-oriented demand. Household incomes are strong relative to national norms (above the 70th percentile), and the rent-to-income profile suggests manageable affordability, which can aid pricing power and renewal rates.
Within a 3-mile radius, demographics show recent population and household growth with a forecast for further expansion over the next five years, implying a larger tenant base over time. Home values remain moderate compared with many U.S. markets, which can introduce competition from entry-level ownership; still, for professionally managed communities, lease stability may benefit from the area’s income profile and measured rent burdens based on commercial real estate analysis from WDSuite.
Vintage matters: the property’s 1987 construction is newer than the neighborhood average (1976). That positioning can be competitive versus older stock, though investors should still underwrite selective modernization or systems updates to meet current renter expectations.
Safety indicators are mixed when benchmarked nationally. Overall crime sits below the national median for safety (around the 30th percentile), while violent incidents track weaker (around the 20th percentile), indicating the neighborhood experiences more crime than many U.S. areas. Within the Gainesville metro, the neighborhood is near the middle of the pack.
Trend-wise, recent estimates indicate a year-over-year decrease in violent incidents alongside an increase in property-related offenses. Investors should focus on standard risk management: active property lighting, access controls, and coordination with local authorities. These are neighborhood-level signals and not specific to the property.
This 100-unit, 1987-vintage asset in Newberry benefits from a predominantly owner-occupied neighborhood with improving occupancy, steady income fundamentals, and school quality that ranks in the metro’s top tier. According to CRE market data from WDSuite, rent levels track above national norms while rent burdens remain manageable, reinforcing renewal potential even as ownership remains accessible in this submarket.
Forward-looking demographics within a 3-mile radius point to population and household growth, expanding the local renter pool over time. The vintage is newer than the neighborhood average, offering competitive positioning versus older stock and a clear path for targeted value-add through unit and system updates. Key risks to underwrite include a thinner renter base, limited nearby amenities, and mixed safety signals at the neighborhood level.
- Occupancy stability at the neighborhood level with measured rent burdens supports retention
- 1987 vintage is newer than local average, enabling competitive positioning with selective upgrades
- Household income strength and top-tier school ranking in the metro support family-oriented demand
- Demographic growth within 3 miles suggests a gradually expanding renter pool
- Risks: small renter-occupied share, limited amenity density, and below-median national safety metrics