| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 48th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 Sands St, Angleton, TX, 77515, US |
| Region / Metro | Angleton |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2006-07-03 |
| Transaction Price | $450,000 |
| Buyer | LILLIE INTEREST LLC |
| Seller | HOMME PROPERTIES LLC |
201 Sands St, Angleton TX Multifamily Investment
Positioned for workforce demand with value-add potential in a rural Angleton submarket, where neighborhood occupancy trails metro norms but renter demand is supported by steady household growth within 3 miles, according to WDSuite’s CRE market data.
Angleton’s rural setting offers quieter living with limited on-the-doorstep amenities. Neighborhood amenity density ranks below the metro median, though basic retail and groceries are reachable by car. Average public school ratings trend above the national median, which can support family retention and leasing stability in comparable submarkets, per WDSuite’s CRE market data.
The subject neighborhood’s occupancy rate is below the metro median and has softened versus five years ago, pointing to competitive leasing conditions. Within a 3-mile radius, households have grown while average household size has edged down, expanding the potential renter pool and supporting demand for smaller formats. Renter-occupied housing comprises a meaningful minority share locally, which suggests a workable tenant base for a 20-unit property.
Home values in the immediate neighborhood are relatively modest compared with incomes by national standards, indicating a more accessible ownership market. For investors, this can temper pricing power at the margin and make thoughtful positioning—convenience, maintenance, and refreshed finishes—important for retention and lease-up.
Vintage in the area trends around 1980. With a 1972 build, this asset is older than the neighborhood average, implying near- to medium-term capital planning for systems and interiors. That age profile also creates potential value-add upside if renovations enhance livability relative to nearby stock.
Neighborhood-level crime metrics are not available for this location in WDSuite’s dataset. Investors typically assess safety comparatively—property security features, visibility, and local enforcement presence—against nearby Angleton submarkets and the broader Houston metro. Observed leasing traction, resident feedback, and insurer requirements can help corroborate on-the-ground conditions.
Regional employment is diversified across telecom, semiconductors, aerospace, and energy-related corporate offices within commuting distance. These employers help support workforce renter demand and leasing durability for well-managed assets.
- Dish Network — telecom (20.9 miles)
- Texas Instruments — semiconductors (31.8 miles)
- Boeing: Bay Area Building — aerospace offices (35.9 miles)
- National Oilwell Varco Employees CU — energy services (37.5 miles)
- National Oilwell Varco — oilfield services (37.5 miles) — HQ
201 Sands St offers a 1972-vintage, 20-unit footprint in a rural Angleton location where neighborhood occupancy sits below metro norms but the 3-mile area shows steady household growth and a stable tenant base. According to CRE market data from WDSuite, schools trend above the national median and nearby ownership is relatively accessible, suggesting that competitive positioning on finishes and management can be important to drive retention.
The building’s older vintage points to targeted capital planning and potential value-add—particularly for durable systems, unit refreshes, and curb appeal—to differentiate against comparable stock. Proximity to a diversified set of regional employers supports workforce demand, while limited neighborhood amenities makes on-site livability and maintenance execution key to leasing performance.
- Older 1972 vintage creates actionable value-add and systems-upgrade opportunities.
- Household growth and a meaningful local renter base within 3 miles support demand for smaller-unit formats.
- Commutable access to diversified employers underpins workforce renter demand.
- Risk: neighborhood occupancy below metro median and limited nearby amenities can weigh on pricing power; execution on renovations and management is critical.