| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 35th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 133 S 4th St, Princeton, TX, 75407, US |
| Region / Metro | Princeton |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2017-04-10 |
| Transaction Price | $674,000 |
| Buyer | 133 SOUTH 4TH ST PRINCTON LLC |
| Seller | PRINCENTON ARMS APARTMENTS OF PRINCENTON |
133 S 4th St, Princeton TX Value-Add Multifamily
Neighborhood multifamily occupancy is high and stable, supporting lease-up and retention potential, according to WDSuite’s CRE market data. With a suburban setting in Collin County, the asset benefits from steady renter demand while remaining positioned for operational improvements.
Princeton sits within the Dallas–Plano–Irving metro, where this neighborhood is rated B- and ranks 596 out of 1,108 metro neighborhoods. That places it above the metro median and competitive for occupancy and housing fundamentals, based on CRE market data from WDSuite.
Neighborhood multifamily occupancy is 97.5% (neighborhood-level metric, not property-specific) and ranks 294 of 1,108 — competitive among Dallas–Plano–Irving neighborhoods and indicative of stable leasing conditions. Renter-occupied housing share is about 16%, signaling a primarily owner-occupied area; investors should underwrite to a thinner but durable renter base drawn by proximity to jobs and local services.
Within a 3-mile radius, population and households have expanded meaningfully over the last five years, with forecasts pointing to continued population growth and a larger household count. This widening tenant base supports occupancy stability and provides depth for future leasing, even as average household size is projected to ease — a trend that can translate into more households seeking rental options.
Ownership costs in the neighborhood skew higher relative to incomes (value-to-income ranks in the top quartile nationally), which often sustains reliance on rental housing and can support pricing power. Median contract rents sit near the middle of national distributions, and rent-to-income suggests manageable affordability pressure for many households — factors that can aid retention. Amenities are moderate overall (amenities around the 40th percentile nationally), with grocery and pharmacy access benchmarking closer to the national middle-to-upper tiers, aligning with suburban living expectations.
Vintage context matters: the average neighborhood construction year trends newer (around 2008, top decile nationally). Against this backdrop, a 1976 asset can compete with targeted upgrades and capital planning, positioning it as a value-add play relative to newer stock.
Comparable, neighborhood-level safety benchmarks are not available in the current dataset for this area. Investors should rely on trend and comparative due diligence at the neighborhood and city levels, rather than block-specific assumptions, and incorporate standard risk management (lighting, access control, and resident engagement) into underwriting where appropriate.
Proximity to major corporate and tech-industrial employers supports workforce housing demand and commute convenience for residents. Nearby anchors include defense and electronics, data infrastructure, and consumer goods headquarters noted below.
- Raytheon Company — defense & aerospace offices (9.4 miles)
- AT&T Datacenter — data infrastructure (12.2 miles)
- Avnet Electronics — electronics distribution (15.9 miles)
- General Dynamics — defense offices (18.3 miles)
- Dr Pepper Snapple Group — consumer beverages (19.2 miles) — HQ
Built in 1976, this 24-unit property offers a clear value-add angle in a suburban Collin County location where neighborhood multifamily occupancy is strong and renter demand is supported by ongoing population and household growth within a 3-mile radius. According to CRE market data from WDSuite, the neighborhood’s occupancy ranks competitively within the Dallas–Plano–Irving metro, while ownership costs benchmark high relative to incomes — dynamics that can reinforce reliance on rental housing and support lease retention.
Against a neighborhood stock that trends newer, capital planning and selective renovations can sharpen competitiveness, particularly on interiors and building systems. With moderate amenity access and proximity to diversified employers, underwriting should emphasize operational execution, rent positioning relative to affordability, and standard risk controls.
- Competitive neighborhood occupancy supports leasing stability (neighborhood measure, not property-specific)
- 1976 vintage presents value-add potential via targeted renovations and systems upgrades
- Growing 3-mile population and household counts expand the tenant base and support retention
- Higher ownership costs relative to incomes can sustain rental demand and pricing power
- Risks: thinner renter concentration locally and competition from newer nearby inventory