| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 48th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 105 Cemetary Rd, Angleton, TX, 77515, US |
| Region / Metro | Angleton |
| Year of Construction | 1975 |
| Units | 76 |
| Transaction Date | 2025-01-08 |
| Transaction Price | $5,453,000 |
| Buyer | 105 CEMETERY RD LLC |
| Seller | MIRANDA REAL ESTATE HOLDINGS LLC |
105 Cemetary Rd Angleton, TX Multifamily Investment
Investor positioning centers on value-add potential and workforce demand in an amenity-light, rural pocket of the Houston metro, according to WDSuite’s CRE market data. Neighborhood occupancy trends warrant conservative underwriting, but proximity to regional employers can support stable leasing with disciplined operations.
Angleton sits on the southern edge of the Houston–The Woodlands–Sugar Land metro, offering small-town scale with regional job access. Local amenities are sparse (few parks, cafes, and childcare options), while grocery and restaurant access is limited compared with most metro neighborhoods. For residents, daily needs are met primarily by auto-based retail corridors rather than walkable nodes.
Schools in the surrounding area trend slightly above the national median (average rating around 3 of 5 and in the 61st percentile nationally), which can aid family retention relative to similar rural locations. By contrast, the neighborhood’s overall rank (1300 of 1491) places it below the metro median, signaling that investors should emphasize property-level execution over location-driven premiums.
Neighborhood occupancy is comparatively soft (ranked 1331 of 1491), indicating below-metro leasing stability and the need for conservative pro formas. Within a 3-mile radius, approximately one-third of housing units are renter-occupied, suggesting a moderate tenant base for multifamily. Median home values are lower than many metro submarkets, which can introduce competition from ownership, but also helps retain renters who prioritize price-to-quality tradeoffs.
The asset’s 1975 construction predates the neighborhood’s average vintage (1980), implying near- to medium-term capital planning needs. For investors, that can translate into targeted renovation and systems upgrades to reposition units and common areas, improve tenant experience, and capture achievable rent-step opportunities while maintaining affordability positioning.
Comparable safety data at the neighborhood level is not available in WDSuite for this address. Investors typically benchmark Angleton conditions against broader Brazoria County and Houston metro trends and lean on property-level measures (lighting, access control, and resident services) to support retention and leasing in rural locations.
Regional employment is anchored by energy, aerospace, and technology firms within commuting range, supporting workforce housing demand and lease retention for well-managed properties. Nearby employers include Dish Network, Texas Instruments, Boeing, National Oilwell Varco, and Occidental.
- Dish Network — satellite TV operations (21.4 miles)
- Texas Instruments — semiconductors (32.2 miles)
- Boeing: Bay Area Building — aerospace offices (36.3 miles)
- National Oilwell Varco — oilfield services (38.0 miles) — HQ
- Occidental — energy (40.0 miles)
This 76-unit, 1975-vintage community in Angleton offers a value-add path in a rural submarket where location fundamentals are modest but commute access to Houston’s energy and industrial corridors supports steady renter interest. Based on CRE market data from WDSuite, neighborhood occupancy trails the metro, so underwriting should prioritize operational improvements, unit renovations, and resident experience to drive absorption and retention. Within a 3-mile radius, households have grown even as population edges down, pointing to smaller household sizes and a tenant base that values attainable rents and functional finishes.
Home values in the immediate area are comparatively accessible versus many Houston MSA submarkets, which can create competition from ownership but also reinforces the case for well-priced, upgraded rentals. With limited nearby amenities, the property’s on-site offerings and management consistency will be central to performance, while proximity to diversified employers underpins a durable demand floor.
- Value-add potential: 1975 construction supports strategic renovations and system upgrades
- Workforce demand: commutable access to energy, aerospace, and technology employers
- Attainable positioning: accessible ownership market implies emphasis on pricing and retention
- Operational focus: below-metro neighborhood occupancy favors disciplined leasing and resident services
- Key risks: amenity-light rural location and ownership competition may temper pricing power