| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 41st | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2310 Saulsbury Dr, Temple, TX, 76504, US |
| Region / Metro | Temple |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | 2023-08-17 |
| Transaction Price | $2,369,062 |
| Buyer | JUNGMANN LLC |
| Seller | JOHN M MALEK CHARITABLE REMAINDER TRUST |
2310 Saulsbury Dr Temple, TX Multifamily Investment
Neighborhood occupancy is at the top of the metro and has strengthened over the past five years, signaling durable renter demand according to WDSuite’s CRE market data.
The property sits in a suburban Temple neighborhood rated B+ that is performing above the metro median on several housing metrics. Neighborhood occupancy ranks 1 out of 139 Killeen–Temple neighborhoods and sits in the highest national percentile, pointing to strong leasing stability relative to both the metro and U.S. benchmarks.
With a renter-occupied share around the high end of the national distribution (94th percentile), the area offers a deep tenant base for multifamily, which typically supports steady absorption and renewal probability. Median contract rents in the neighborhood remain accessible relative to incomes (rent-to-income ratio of about 0.18), which can aid retention and reduce downside volatility during softer leasing seasons.
Livability is mixed but serviceable for workforce renters. Childcare availability trends modestly above national medians, while cafes, parks, and pharmacies are relatively sparse in the immediate neighborhood. Average school ratings track above the national median, which can help broaden renter appeal among households prioritizing school access.
Demographic statistics aggregated within a 3-mile radius indicate population growth over the past five years and projections for further expansion in both households and income levels through 2028. This trajectory suggests a larger renter pool ahead, supporting occupancy stability and leasing velocity as new supply competes for tenants, based on commercial real estate analysis from WDSuite.
The average construction year in the neighborhood trends newer than this asset (1995 neighborhood average versus 1984 for the property). For investors, the older vintage can translate into targeted capital projects and value-add upgrades to remain competitive with younger stock, while leveraging the area’s strong occupancy backdrop.
WDSuite does not report a neighborhood-level crime rank or national percentile for this location in the current release. Without consistent, comparable metrics, investors typically benchmark safety using multi-year city and county trends and property-level incident history rather than block-level claims.
A practical underwriting approach is to incorporate regional trend data, on-site security practices, and insurer feedback to contextualize risk alongside leasing performance and tenant profile.
Regional employers within commuting distance provide a diversified white-collar and services employment base that can support renter demand and retention for Temple assets, including Raymond James and Farmers Insurance.
- Raymond James — financial services offices (37.5 miles)
- Farmers Insurance - Doug Gaul — insurance offices (40.5 miles)
This 32-unit asset built in 1984 benefits from a neighborhood with top-of-metro occupancy and a high renter concentration, supporting demand depth and renewal potential. While the property’s older vintage may require selective capex or interior refreshes to compete with newer nearby stock, the area’s rent-to-income profile suggests room for disciplined value-add without overextending affordability. According to CRE market data from WDSuite, neighborhood occupancy performance outpaces most metro peers, underscoring the case for stable cash flow.
Within a 3-mile radius, recent population growth and a projected increase in households through 2028 point to a larger tenant base over time, which can aid lease-up and sustain occupancy. Average unit sizes at the property are compact, aligning with cost-conscious renters and potentially supporting stronger revenue per square foot, though operators should manage turnover risk and finish-level expectations.
- Top-of-metro neighborhood occupancy supports leasing stability and renewal potential
- High renter-occupied housing share indicates depth of tenant demand
- 1984 vintage offers value-add and capex planning opportunities versus newer submarket stock
- 3-mile population and household growth projections expand the renter pool and support occupancy
- Risks: lean neighborhood amenities and older systems may require improvements to protect rent competitiveness