Townhouse-Style Apartment
New
For Sale
$3,000,000
25 SW 71st Way, Gainesville, FL 32607
Uniform two-bedroom layouts include private patios, rear yards, surface parking, and in-unit laundry.
Property Size18,240 SF
Days on Market1
Property Features for 25 SW 71st Way
General Information
Standard status
Active
Size
18,240 SF
Property subtype
Multifamily
Building Details
Building Size
18,240 SF
Year Built
2007
Listed By:
Brian Oen, SIOR
(352) 494-2100
Source:
Lee-associates
Added: Sep 12
Last Checked: Sep 12 at 3:06PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Brian Oen, SIOR
Investment Insights
Based on property information with market context.
The property contains 16 apartment units within an 18,240-square-foot multifamily community on 1.74 acres. Built in 2007 and zoned R3, the development uses a consistent two-story townhouse configuration throughout. Each residence averages 1,140 square feet and includes two bedrooms, two and a half baths, an in-unit washer and dryer, plus a private rear patio and yard. Surface parking serves the community, which is currently 100% occupied.
Located at 25 SW 71st Way in Gainesville, the property is positioned 5± miles from the University of Florida and near HCA North Florida Hospital. The uniform floor plan and single unit mix provide consistent physical configuration across the 16 residences. The property is also identified as suitable for a 1031 exchange replacement strategy.
Located at 25 SW 71st Way in Gainesville, the property is positioned 5± miles from the University of Florida and near HCA North Florida Hospital. The uniform floor plan and single unit mix provide consistent physical configuration across the 16 residences. The property is also identified as suitable for a 1031 exchange replacement strategy.
Key Highlights
- 16‑unit multifamily community built in 2007
- 18,240 square feet on 1.74 acres; zoned R3
- 100% occupied across all 16 units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$160,689
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,213,780
$3.2M
Cap Rate 7%
$2,295,557
$2.3M
Cap Rate 9%
$1,785,433
$1.8M
Market Conditions
NOI Build-Up for 18,240 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$310.8K $17.04/SF
− Vacancy
−$18.6K −$1.02/SF
EGI
$292.2K $16.02/SF
− OpEx
−$131.5K −$7.21/SF
NOI
$160.7K $8.81/SF
Area
Gainesville, FL
Vacancy
6.00%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,213,780
Cap Rate 7%
$2,295,557
Cap Rate 9%
$1,785,433
Alternative Uses
Best Use
Apartment 5plus
$2.30M
$2.01M – $2.68M
NOI $160,689 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.52M
$3.95M – $5.27M
NOI $316,238 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,518
Businesses Nearby
Explore this area
Business Placement
Demographics for 32607, FL
35,420
Population
16,465
Households
2.2
Avg Household Size
28
Median Age
53%
College-Educated
95%
High-School Grad
12.6 sq mi
ZIP Area
2,811
Density / Sq Mi
$46,517
Median Household Income
$30,690
Median Earnings
$1,222
Median Rent
$297,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Uniform two-bedroom layouts include private patios, rear yards, surface parking, and in-unit laundry.
Where is this apartment building located?
The property is located at 25 SW 71st Way Gainesville, FL.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 16‑unit multifamily community built in 2007; 18,240 square feet on 1.74 acres; zoned R3; 100% occupied across all 16 units
