| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 17th | Poor |
| Amenities | 16th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17530 NW 90th Ct, Fanning Springs, FL, 32693, US |
| Region / Metro | Fanning Springs |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | 2011-07-01 |
| Transaction Price | $731,100 |
| Buyer | SRV RRH LLC |
| Seller | GARDENIA STREET VILLAS LTD |
17530 NW 90th Ct 24-Unit Multifamily, Fanning Springs FL
Owner-leaning neighborhood dynamics with modest rent pressure suggest steady tenant retention potential, according to WDSuite’s CRE market data. Neighborhood occupancy references reflect the surrounding area, not this specific property.
Fanning Springs is a rural submarket within the Gainesville, FL metro where day-to-day amenities are sparse, but park access scores above the national median. The neighborhood’s amenity profile ranks above the metro median (47 of 114), yet specific retail categories such as groceries, pharmacies, and cafes remain limited locally, which can shape resident expectations and on-site service needs.
For investors focused on rent positioning, neighborhood-level median contract rents sit in the lower tiers nationally (around the bottom quartile), which can support leasing velocity for well-maintained product while tempering near-term pricing power. Neighborhood occupancy trends are below the metro median (rank 77 of 114), so underwriting should prioritize resident retention and conservative downtime assumptions; again, these statistics describe the neighborhood, not the property itself.
Tenure patterns indicate a low share of renter-occupied units at the neighborhood level, implying a thinner immediate renter base but also relatively stable, longer-stay households. A rent-to-income profile near the national middle suggests manageable affordability pressure, which can aid renewals and reduce turnover risk. Demographic statistics aggregated within a 3-mile radius show recent softness in population and households, while forward projections point to growth in both measures, signaling potential renter pool expansion if new households materialize.
From a livability angle, outdoor access is a relative strength versus national norms (parks near the 63rd percentile). Given limited nearby retail and services, residents commonly rely on regional corridors for shopping and employment, which places a premium on property-level convenience, on-site amenities, and maintenance responsiveness—an operational focus that can differentiate performance in a rural setting based on commercial real estate analysis from WDSuite.
Comparable neighborhood safety metrics were not available in WDSuite’s dataset for this location. Without verified rank or percentile context, investors should benchmark any property-level incident history and resident sentiment against broader Gainesville-area trends to gauge relative safety positioning over time.
Practical underwriting steps include reviewing historical incident reports, confirming lighting and access controls, and aligning insurance assumptions with regional norms. This comparative approach supports risk management without relying on unverified block-level claims.
Validated nearby employer listings with distance measures were not available for this address in WDSuite at the time of analysis. In rural Gainesville-adjacent areas, residents often commute to jobs dispersed across the region, so connectivity to regional corridors is typically more influential than proximity to a single employment node.
This 24-unit property, built in 1990, is slightly newer than the neighborhood’s average vintage, offering a competitive edge versus older local stock while still warranting selective system updates or common-area refreshes to support rent positioning. Neighborhood-level rents trend toward the lower end nationally, which can sustain leasing velocity; combined with a mid-range rent-to-income profile, this supports retention as long as operating quality remains consistent, based on CRE market data from WDSuite.
The surrounding area is predominantly owner-occupied with below-median neighborhood occupancy, indicating a thinner immediate renter base and the need for disciplined marketing and renewal strategies. Demographics aggregated within a 3-mile radius suggest recent softness but forward projections show increases in population and households, pointing to potential tenant base growth over the medium term. Operational focus on maintenance reliability, convenience, and value-forward unit upgrades can help capture demand in a rural context with limited nearby services.
- 1990 vintage offers relative competitiveness versus older local stock, with targeted updates to enhance positioning.
- Lower national rent positioning supports leasing velocity; mid-range rent-to-income profile aids renewal stability.
- Owner-leaning area and rural setting favor retention for quality operations focused on convenience and maintenance.
- 3-mile demographics indicate potential medium-term renter pool expansion as population and households grow.
- Risks: below-metro neighborhood occupancy, limited local amenities, and a thinner immediate renter base may slow lease-up without strong execution.