| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 59th | Good |
| Amenities | 6th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13605 NW County Road 235, Alachua, FL, 32615, US |
| Region / Metro | Alachua |
| Year of Construction | 1979 |
| Units | 100 |
| Transaction Date | 1979-01-01 |
| Transaction Price | $55,000 |
| Buyer | SHERWOOD OAKS PRESERVATION LP |
| Seller | ALACHUA APARTMENTS LTD |
13605 NW County Road 235 Alachua Multifamily Opportunity
Neighborhood occupancy is strong and renter demand appears resilient in this Alachua submarket, according to WDSuite’s CRE market data. Metrics cited below reflect neighborhood conditions and nearby demographics rather than the property itself.
Located in a Rural neighborhood of the Gainesville, FL metro, the area balances small-town living with access to regional employers in Gainesville. Amenities are limited locally (amenities score sits well below national norms), so most daily needs likely involve short drives to nearby corridors. For investors, that typically concentrates demand among residents prioritizing value and lower-density living rather than walkability.
Neighborhood-level occupancy ranks 1 out of 114 Gainesville neighborhoods (top nationally by percentile), signaling strong stability at the neighborhood level. Note this occupancy figure describes the broader neighborhood, not the property. The renter-occupied share is 29.5% of housing units (above the national median by percentile), implying a smaller but committed renter pool; sustained occupancy suggests turnover management and renewal strategy can be important levers.
Within a 3-mile radius, the population has inched up over the past five years and households increased by roughly 11%, with WDSuite data indicating a further ~30% increase in households by 2028 as household sizes trend smaller. That points to a larger tenant base over time and supports occupancy stability for multifamily assets serving a range of price points.
Median home values in the neighborhood are mid-range for the metro. In a market where ownership costs are not extreme, rental housing competes on convenience and flexibility; paired with a rent-to-income ratio near the low end locally, this can support retention while leaving measured room for rent optimization where product quality and operations warrant it.
The average construction year across the neighborhood is 2000. With a 1979 vintage, this property is older than nearby stock, which typically implies capital planning for systems and interiors. For investors, that often translates to value-add or modernization opportunities to improve competitive positioning against newer product.
Safety indicators present a mixed but manageable picture. Compared with neighborhoods nationwide, overall crime performance sits below the national median (37th percentile), while property-related incidents perform better than national averages (around the mid-60s percentile). Violent crime metrics trend below national norms (mid-30s percentile). Within the Gainesville metro, the neighborhood’s crime ranking is around the middle of 114 neighborhoods, suggesting conditions that warrant standard risk controls and routine monitoring rather than exceptional measures.
Year over year, WDSuite data shows estimated changes in offense rates that investors should watch, especially around violent incidents, which have risen recently. Operators commonly address this with lighting, access control, and resident engagement, and by aligning patrol strategies with observed patterns.
This 100-unit asset built in 1979 sits in a neighborhood that, per WDSuite’s commercial real estate analysis, shows top-tier occupancy at the neighborhood level and a renter base that, while not dominant, is steady. The vintage suggests meaningful value-add potential through systems upgrades and interior refreshes to compete against a neighborhood average vintage of 2000.
Within a 3-mile radius, households are projected to expand materially over the next five years while average household size declines, indicating a larger tenant base and diversified demand for smaller-unit formats. Combined with mid-range ownership costs and relatively low rent-to-income levels, the submarket supports pricing discipline without overreliance on aggressive rent growth, according to CRE market data from WDSuite.
- Neighborhood occupancy is exceptionally strong, supporting leasing stability (neighborhood metric, not property-level).
- 1979 vintage creates clear value-add pathways versus a newer local stock average.
- 3-mile household growth and smaller household sizes point to a larger renter pool over time.
- Mid-range ownership costs and low rent-to-income support retention and measured rent optimization.
- Risks: limited nearby amenities, mixed safety trends, and capex needs consistent with late-1970s construction.