| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 34th | Fair |
| Amenities | 17th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14450 NE 153rd Ave, Waldo, FL, 32694, US |
| Region / Metro | Waldo |
| Year of Construction | 1986 |
| Units | 100 |
| Transaction Date | 2008-03-06 |
| Transaction Price | $100,000 |
| Buyer | RACETRAC PETROLEUM INC |
| Seller | WALDO VILLAS LTD |
14450 NE 153rd Ave Waldo Multifamily Investment
Rural Gainesville submarket with a modest amenity base and a smaller renter pool, pointing to disciplined lease management and value-focused positioning, according to WDSuite’s CRE market data.
The property sits in a rural C+ neighborhood within the Gainesville, FL metro. Amenities are limited locally—cafes, parks, and pharmacies are sparse—though grocery access is present. Within the metro context, amenity availability is competitive among Gainesville neighborhoods, but it trails most areas nationally. These fundamentals suggest residents prioritize essential services and practical access over lifestyle-driven retail.
Neighborhood-level occupancy trends are below the metro median, and the share of renter-occupied housing units is modest. For investors, that points to a thinner tenant base and the need for active leasing and resident retention to sustain performance. Rents remain measured for the area, supporting workforce demand but limiting near-term pricing power.
Within a 3-mile radius, demographics show steady population levels and a notable increase in households alongside smaller average household sizes. This shift can expand the renter pool and support occupancy stability as more, smaller households look for attainable rental options.
Home values in the neighborhood are relatively low for the region, creating a more accessible ownership market that can compete with rentals. Combined with elevated rent-to-income ratios locally, investors should emphasize affordability and service quality to support lease retention while pursuing disciplined rent steps.
Relative to the Gainesville metro, reported crime levels in this neighborhood are higher than many peer areas, while nationally they sit near the middle of the pack. For underwriting, that calls for prudent security measures and resident engagement to support leasing and retention.
Recent year-over-year trends indicate declines in both property and violent offense estimates, based on WDSuite’s CRE data. Continued improvement would be a positive for long-term stability, though investors should monitor local trends and reflect risk in operating assumptions.
This 100-unit asset in the Gainesville (Waldo) area serves a value-focused renter profile in a rural setting with limited amenities. The neighborhood’s occupancy performance trails metro norms, so execution hinges on proactive leasing and retention. At the same time, within a 3-mile radius, an increase in households and smaller household sizes indicates a gradually expanding renter pool that can support stabilized operations over time, according to CRE market data from WDSuite.
Positioning around attainable rents and reliable services can attract and retain residents in a market where ownership is relatively accessible and affordability pressure can weigh on renewals. The long-term case rests on disciplined operations, careful pricing, and selective enhancements that improve livability without overextending budgets.
- Expanding household counts within 3 miles point to a larger tenant base and support for occupancy over time.
- Value-focused positioning and service quality can drive retention where ownership is relatively accessible.
- Proactive leasing and resident engagement address a smaller renter-occupied share and below-metro occupancy.
- Risks: slower lease-up, affordability pressure (elevated rent-to-income), and rural amenity limitations may temper rent growth.