| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 33rd | Poor |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1425 Montezuma St, Columbus, TX, 78934, US |
| Region / Metro | Columbus |
| Year of Construction | 1984 |
| Units | 64 |
| Transaction Date | 2019-12-20 |
| Transaction Price | $99,600 |
| Buyer | NINO RUBEN |
| Seller | JAYNES JIMMY A |
1425 Montezuma St Columbus Multifamily Investment Opportunity
Neighborhood occupancy has trended up and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. These signals point to steady leasing fundamentals at the neighborhood level, not the property, in a rural submarket of Columbus, Texas.
This rural neighborhood ranks first among 12 metro neighborhoods (A+ rating), indicating stronger overall fundamentals relative to local peers. Neighborhood occupancy has improved in recent years, which can support leasing stability; these occupancy metrics reflect the neighborhood, not the property.
Livability is balanced for a small market: parks, childcare, and pharmacy access sit around the middle of national comparisons, while cafes and restaurant density are limited — typical for rural settings. Average school ratings trend below national norms, which investors should factor into unit mix and tenant profile expectations.
The property’s 1984 vintage is newer than the neighborhood’s average construction year of 1972, helping it compete against older stock; investors should still plan for targeted system upgrades or modernization to protect long-term positioning.
Within a 3-mile radius, modest population growth and a slight reduction in average household size suggest a steady, diversifying renter base that can support occupancy. A renter-occupied share around one-quarter of housing units indicates a smaller but persistent tenant pool common to rural markets, pointing to stable baseline demand for multifamily inventory rather than rapid absorption cycles.
Home values sit in a higher national percentile relative to local incomes (value-to-income ratio also elevated), which creates a high-cost ownership market and reinforces reliance on rentals. With median neighborhood rents and a rent-to-income ratio near the national middle, affordability pressure appears manageable, supporting retention and lease stability from an investor perspective.
Neighborhood-level safety benchmarks are not available in WDSuite for this location. Investors typically review broader county trends, engage local law enforcement resources, and assess property-level measures and historical incident reporting to contextualize risk and inform underwriting.
Built in 1984, this 64-unit asset is relatively newer than much of the surrounding housing stock, offering competitive positioning with potential value-add through modernization. Steady neighborhood occupancy trends, a renter base supported by high ownership costs relative to incomes, and measured rent-to-income dynamics point to durable demand and retention potential over a longer hold, based on CRE market data from WDSuite.
The rural setting provides fewer lifestyle amenities and below-average school ratings, but the neighborhood ranks at the top of its metro cohort, and modest 3-mile population growth expands the tenant pool over time. Underwriting should account for slower lease-up velocity typical of small markets while leveraging value-add and operational execution to capture consistent cash flow.
- 1984 vintage versus older local stock supports competitive positioning with targeted modernization upside
- Neighborhood occupancy improvement and stable renter affordability support retention potential (neighborhood-level, not property)
- High-cost ownership market reinforces reliance on rentals and depth of tenant demand
- Modest 3-mile population growth expands the renter pool over time
- Risks: small-market liquidity, limited amenities, and below-average school ratings may temper absorption and rent growth