| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 45th | Fair |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Raymond St, Farmersville, TX, 75442, US |
| Region / Metro | Farmersville |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
400 Raymond St Farmersville 24-Unit 1987 Multifamily
Neighborhood occupancy in the mid‑90s suggests steady renter demand and potential retention benefits, according to WDSuite’s CRE market data. A 1987 vintage offers a practical platform for targeted upgrades while competing against older local stock.
Situated in a rural pocket of the Dallas–Plano–Irving metro, the neighborhood rates mid‑pack among 1,108 metro neighborhoods (overall B‑). Occupancy trends are a relative bright spot: the neighborhood sits in the top quartile nationally and is competitive among Dallas–Plano–Irving neighborhoods, indicating a supportive backdrop for stabilized operations.
Local fabric is serviceable for day‑to‑day needs. Amenity access ranks competitive within the metro, with everyday conveniences like grocery, pharmacy, and cafes present at modest densities. Average school ratings hover around 3.0 out of 5 and rank in the top quartile among 1,108 metro neighborhoods, which can aid family‑oriented leasing.
The 1987 construction year is newer than the neighborhood’s older average housing vintage, positioning the asset as relatively competitive versus legacy stock. Investors should still plan for system updates and selective renovations to sustain curb appeal and operational resilience over the hold.
Renter concentration in the neighborhood is roughly one‑fifth of housing units, pointing to a smaller but durable tenant base. Within a 3‑mile radius, median household incomes are solid and rent levels remain manageable relative to incomes, which can support lease stability and pricing discipline without overextending affordability.
Comparable safety metrics for this neighborhood are not available in the dataset provided. Investors commonly benchmark conditions against nearby Dallas–Plano–Irving neighborhoods and citywide trends, review multi‑year patterns, and incorporate on‑site diligence (lighting, access control, and management practices) to contextualize risk at the property level.
Given the rural setting, practical underwriting often pairs regional crime trend reviews with local stakeholder input and insurer guidance to calibrate assumptions without over‑weighting any single signal.
Employment anchors within commuting range include defense and aerospace offices, a major data center, electronics distribution, large‑scale homebuilding, and a consumer beverages headquarters — a mix that can support workforce housing demand and retention.
- Raytheon Company — defense & aerospace offices (16.6 miles)
- AT&T Datacenter — data center (18.6 miles)
- Avnet Electronics — electronics distribution (20.6 miles)
- D.R. Horton, America's Builder — homebuilding (21.4 miles)
- Dr Pepper Snapple Group — consumer beverages (25.8 miles) — HQ
This 24‑unit, 1987 asset benefits from a neighborhood backdrop where occupancy performs above metro medians and in the top quartile nationally, supporting leasing stability and retention. According to CRE market data from WDSuite, the surrounding area’s renter concentration is modest, yet incomes are healthy and rent burdens are manageable, which can underpin steady collections while allowing disciplined rent management.
Within a 3‑mile radius, recent softness in population contrasts with a projected increase in households by 2028, suggesting a larger tenant base over the medium term. The asset’s vintage is newer than much of the local housing stock, offering competitive positioning with targeted value‑add through common‑area refreshes and system upgrades, while acknowledging age‑related capital planning over the hold.
- Occupancy context: neighborhood performance competitive in the metro and top quartile nationally supports stabilized operations.
- Relative vintage: 1987 construction competes well versus older stock, with scope for selective renovations.
- Demand drivers: within 3 miles, projected household growth and solid incomes can expand the renter pool and support rent discipline.
- Risks: smaller renter base and rural setting may temper lease‑up velocity; underwriting should account for commuting patterns and amenity depth.