| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1017 W Grizzley St, De Kalb, TX, 75559, US |
| Region / Metro | De Kalb |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1017 W Grizzley St De Kalb Multifamily Opportunity
Small-scale asset in a rural Texas neighborhood with steady renter demand signals and manageable pricing, according to WDSuite’s CRE market data. Neighborhood occupancy and rent levels indicate an attainable entry point relative to larger metros.
This 25-unit property sits in a Rural neighborhood of the Texarkana metro rated B, competitive among Texarkana neighborhoods (rank 33 of 76). Local amenity access is modest, with restaurants and basic services present while cafes, parks, and childcare are limited. For investors, this points to workforce housing dynamics rather than lifestyle-driven leasing.
The building’s 1987 vintage is slightly older than the neighborhood’s average construction year (1992). That suggests thoughtful capital planning is prudent, with potential value-add via interior refresh, systems modernization, or curb appeal to improve competitive positioning versus newer stock.
Within the neighborhood, the share of housing units that are renter-occupied is above the metro median (34.2%; 73rd percentile nationally). This renter concentration supports a stable tenant base for multifamily, even as neighborhood occupancy reflects a softer small-market profile. Median asking rents in the neighborhood are low relative to national norms, which can aid lease-up and retention while limiting near-term pricing power.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, population and household counts increased, with households growing faster than population, indicating smaller household sizes and a broader renter pool. Forward-looking estimates show continued growth in households, which typically supports occupancy stability and a deeper tenant base for attainable product.
Ownership costs in the neighborhood are comparatively low versus national benchmarks, which can create some competition with entry-level homeownership. Even so, the neighborhood’s rent-to-income profile is favorable, helping support lease retention and consistent collections for well-managed assets.
Safety indicators are mixed but generally favorable in a national context. Based on CRE market data from WDSuite, the neighborhood sits in the top quartile nationally for lower violent and property offense exposure (85th–93rd percentiles), and recent year-over-year trends point to declining incident rates. Within the Texarkana metro, however, the neighborhood’s crime rank (18 of 76) places it among the more impacted cohort locally, so investors should underwrite to prudent security and lighting standards while recognizing the nationally competitive standing.
The investment case centers on durable workforce demand, attainable neighborhood rents, and demographic support within a 3-mile radius. According to CRE market data from WDSuite, neighborhood occupancy trends and a renter-occupied share above the metro median indicate a meaningful tenant base, while low rent levels relative to income support retention and collections management. The 1987 vintage suggests clear value-add pathways through targeted renovations and systems updates.
Macro context is constructive: household and population growth expand the renter pool, while a high-cost ownership market is not the driver here—ownership is more accessible, which can limit aggressive rent gains but also encourages steady, needs-based tenancy. Prudent underwriting around capex and lease-up assumptions can position the asset for stable cash flow in a smaller, less volatile submarket.
- Renter-occupied share above metro median supports depth of tenant demand
- Attainable neighborhood rents and favorable rent-to-income profile aid retention
- 1987 vintage offers value-add potential via interior and systems modernization
- Household and population growth within 3 miles expand the renter pool
- Risk: softer small-market occupancy and accessible ownership may temper rent growth