| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 22nd | Poor |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13 SW 8th Pl, Williston, FL, 32696, US |
| Region / Metro | Williston |
| Year of Construction | 2006 |
| Units | 72 |
| Transaction Date | 2025-04-11 |
| Transaction Price | $4,961,200 |
| Buyer | ARBOURS WILLISTON PARTNERS LLC |
| Seller | WILLISTON APARTMENTS LLC |
13 SW 8th Pl Williston Multifamily Investment
Neighborhood-level occupancy sits around the metro median, and a high-cost ownership landscape supports steady renter demand, according to WDSuite’s CRE market data.
Situated in Williston within the Gainesville, FL metro, the neighborhood carries a B rating and ranks 52 out of 114 metro neighborhoods, placing it above the metro median on overall fundamentals. It is a rural setting where renter-occupied housing represents a meaningful share of units, indicating a stable tenant base for workforce-oriented product.
Occupancy at the neighborhood level is near the metro midpoint, which typically supports predictable leasing outcomes. Renter concentration is elevated compared with many U.S. neighborhoods, providing depth for multifamily demand while remaining below dense urban profiles. The area’s housing stock skews older than the asset’s 2006 vintage, which positions the property as relatively competitive against 1970s-era stock while still warranting standard system updates over a long hold.
Local amenities are modest for a rural submarket: grocery and restaurant access track close to national midpoints, while parks and cafes are limited. Average public school ratings trend lower than national norms, which may tilt demand toward value- and space-seeking households rather than school-driven movers. These dynamics generally favor larger floorplans and practical finishes over high-end lifestyle programming.
Within a 3-mile radius, population and household counts have grown in recent years, with forecasts pointing to further expansion. This growth supports a larger tenant base and can help sustain occupancy. Elevated home values relative to local incomes characterize a high-cost ownership market, which tends to reinforce reliance on rental housing and can aid lease retention and pricing discipline for appropriately positioned product.
Safety indicators present a mixed but improving picture. At the metro level, the neighborhood’s crime rank is on the weaker side compared with Gainesville peers (ranked 1 among 114 neighborhoods), signaling room to improve relative to nearby areas. Nationally, comparative indicators show stronger standing than many U.S. neighborhoods, and recent estimates point to year-over-year declines in both property and violent offenses, which is a constructive trend for long-term operations.
Investors should underwrite to standard operational safeguards—lighting, access controls, and community engagement—while monitoring ongoing trends rather than any single-year reading. As always, conditions can vary within small geographies, so site-level diligence remains essential.
Built in 2006, this 72-unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older inventory while leaving room for targeted modernization over time. Neighborhood occupancy trends hover near the metro median, and population and household growth within a 3-mile radius point to a gradually expanding renter pool that supports leasing stability. Elevated ownership costs versus local incomes strengthen reliance on rental housing, a tailwind for retention and steady absorption for pragmatic, workforce-oriented units.
Based on commercial real estate analysis using WDSuite’s CRE market data, the rural location presents modest amenity access but balanced daily necessities, suggesting demand patterns that reward functional layouts and value-forward operations. Key watch items include school quality signals, localized safety differentials within the Gainesville metro, and the potential for competition from ownership alternatives as incomes rise.
- 2006 vintage offers relative competitiveness versus older neighborhood stock with room for targeted upgrades
- Neighborhood occupancy near the metro median supports predictable leasing and retention
- Growing 3-mile population and household counts expand the tenant base and support demand
- High-cost ownership market reinforces renter reliance and underpins pricing discipline for value product
- Risks: modest amenity set, metro-relative safety rank, and competition from ownership options as incomes rise