| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 60th | Good |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3230 SW Archer Rd, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 2022-08-16 |
| Transaction Price | $7,816,800 |
| Buyer | SKYWOOD TRAILS LLC |
| Seller | ARP 3230 SW ARCHER ROAD LLC |
3230 SW Archer Rd Gainesville Multifamily Investment
Neighborhood data point to a deep renter base and pricing supported by local dynamics, according to WDSuite s CRE market data. Focus centers on renter demand and value-add potential rather than lease-up risk.
Located along SW Archer Rd in Gainesville an Inner Suburb setting this neighborhood rates A- and is competitive among Gainesville neighborhoods (ranked 26 out of 114). Amenity access is mixed: restaurants and grocery options are in the top quartile among 114 metro neighborhoods, while parks, cafes, childcare, and pharmacies are relatively sparse. For investors, this supports everyday convenience but may necessitate property-level amenities to differentiate.
Rents in the neighborhood sit above metro norms (top-quartile rank 20 of 114) and fall around the upper third nationally, per commercial real estate analysis from WDSuite. Neighborhood occupancy has trended upward in recent years but remains below metro averages, so underwriting should prioritize effective leasing operations and renewal strategies to support stability.
The renter-occupied share at the neighborhood level is high (approximately three-quarters), indicating a deep tenant pool and steady multifamily demand. Home values are comparatively lower locally but ownership remains a higher-cost path relative to incomes (value-to-income ratio in a high national percentile), which helps sustain reliance on rental housing and can support pricing power for well-managed assets.
Within a 3-mile radius, demographics skew heavily toward young adults, and both population and households have expanded in recent years with further growth projected. This points to a larger tenant base over time and supports occupancy stability; however, management should monitor rent-to-income dynamics for lease retention.
Safety indicators for the neighborhood track below national benchmarks (low national percentiles), placing it below the Gainesville metro median. Even so, recent trend data show property offenses moving down year over year, which is a constructive directional signal for operations and resident retention.
Relative positioning is best interpreted in context: compared with other Gainesville neighborhoods (114 total), the area sits on the weaker side for safety today, but a measured decline in property incidents suggests gradual improvement. Investors should reflect this in security budgeting and asset programming without over-weighting short-term volatility.
Constructed in 1972, the property is older than the neighborhood s average vintage, creating clear value-add and capital planning opportunities to enhance competitiveness versus newer stock. The submarket shows strong renter concentration and expanding 3-mile household counts, supporting a broad tenant base; however, neighborhood occupancy trails metro levels, so results should lean on active management and renewals. According to CRE market data from WDSuite, local rents rank in the metro s top quartile, while elevated rent-to-income ratios point to affordability pressure that should be considered in pricing and retention strategies.
Taken together, the thesis centers on durable renter demand, modernization upside, and prudent lease management. Demographic growth and a high renter-occupied share support long-run absorption, while selective upgrades can drive performance without assuming outsized rent steps. Risk management should address safety positioning and affordability sensitivity.
- Deep renter base and growing 3-mile households support absorption and occupancy stability.
- 1972 vintage offers value-add potential through targeted renovations and systems updates.
- Rents positioned above metro norms with convenience retail and dining nearby.
- Risks: below-metro safety positioning and elevated rent-to-income ratios require careful lease and expense management.