| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Poor |
| Demographics | 42nd | Fair |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1407 W Main St, Little River Academy, TX, 76554, US |
| Region / Metro | Little River Academy |
| Year of Construction | 1978 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1407 W Main St Little River Academy Multifamily Value-Add
Family-oriented renter demand is supported by strong neighborhood schools and improving occupancy trends in the surrounding area, according to WDSuite’s CRE market data. Positioning as workforce housing serving Temple–Killeen commuters offers a straightforward operational thesis.
The property sits in a rural pocket of the Killeen–Temple, TX metro, where day-to-day amenities inside the immediate neighborhood are limited, but core services are reachable by car. This dynamic typically favors properties that provide on-site convenience and parking while appealing to renters who commute to nearby employment nodes.
Neighborhood schools are a relative strength: the area’s average school rating is 4.0 out of 5 and ranks 1st out of 139 metro neighborhoods, placing it in the top quartile nationally. For multifamily investors, strong schools can bolster family-driven leasing and support retention.
Rents in the neighborhood benchmark on the lower side within the metro, and the neighborhood’s occupancy has trended upward over the past five years. These are neighborhood-level signals rather than property-specific performance, but they suggest stable renter demand for well-managed assets at attainable price points.
Within a 3-mile radius, demographics show recent population and household growth with further expansion projected, indicating a larger tenant base over the medium term. Median household incomes have risen meaningfully, which can support collections and modest rent step-ups where value is delivered.
Ownership costs in this part of Bell County are comparatively more accessible than many U.S. locations, which can introduce some competition with single-family ownership; however, the neighborhood’s rent-to-income profile is favorable, reinforcing lease stability for professionally operated communities.
Comparable safety benchmarks for this neighborhood are not available in the current WDSuite release. Investors typically compare neighborhood conditions with broader Killeen–Temple trends and focus on property-level measures such as lighting, access control, and resident screening to support retention and curb appeal.
Regional employment access is anchored by corporate offices within commuting range, supporting workforce renter demand and lease stability for properties positioned at attainable rents. Notable nearby employers include financial services, insurance, technology, and advanced materials.
- Raymond James — financial services (30.4 miles)
- Farmers Insurance - Doug Gaul — insurance (32.4 miles)
- Dell Technologies — technology (39.1 miles) — HQ
- Arconic — metals manufacturing (41.4 miles) — HQ
Built in 1978, the asset is older than the neighborhood’s average vintage, pointing to clear value-add potential through targeted renovations, common-area refresh, and system upgrades. Neighborhood-level signals show rising occupancy and a rent-to-income profile that supports retention, while strong local schools and growing 3-mile demographics expand the family renter pipeline. Based on CRE market data from WDSuite, these fundamentals align with a workforce housing strategy that emphasizes durable operations over speculative rent growth.
Investor considerations include a relatively small local amenity base within the immediate neighborhood and an ownership market that is comparatively accessible, which can create competition from single-family options. However, proximity to Temple–Killeen employment nodes and projected increases in nearby households suggest steady demand for well-managed units priced to the market.
- 1978 vintage supports a practical value-add plan with CapEx targeting interiors and building systems.
- Neighborhood occupancy has improved over five years, indicating stable renter demand at attainable price points.
- Strong school ratings (1st of 139 in the metro; top quartile nationally) reinforce family-oriented leasing and retention.
- 3-mile population and household growth expand the tenant base, supporting consistent leasing velocity.
- Risks: sparse neighborhood amenities and accessible ownership options may pressure pricing power; focus on operations and product differentiation.