| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Fair |
| Demographics | 51st | Good |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 402 Mary St, Copperas Cove, TX, 76522, US |
| Region / Metro | Copperas Cove |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
402 Mary St, Copperas Cove Multifamily Investment
Stabilizing renter demand and improving neighborhood occupancy suggest durable income potential, according to WDSuite’s CRE market data.
The property sits in a suburban Copperas Cove neighborhood rated B and ranks above the metro median (65 out of 139 Killeen-Temple neighborhoods). Current neighborhood occupancy is near the metro midpoint but has improved over the past five years, which supports income consistency for smaller multifamily assets.
Daily needs are reasonably served by nearby grocery and childcare options (both competitive among Killeen-Temple neighborhoods), while cafés and restaurants are limited in the immediate area. Average school ratings trend competitive within the metro (14 out of 139) and sit above the national median, which can help leasing appeal for households.
Within a 3-mile radius, population and household counts have grown in recent years, with projections indicating additional household growth by 2028. This points to a larger tenant base and supports occupancy stability. Median rents in the neighborhood are around the national midpoint, and the rent-to-income relationship indicates manageable affordability pressure, aiding retention and lease management.
Home values are lower relative to many U.S. neighborhoods, which can introduce some competition from entry-level ownership. Even so, the renter-occupied share in the immediate neighborhood remains meaningful, and the 3-mile area shows roughly four in ten housing units renter-occupied — a level that sustains multifamily demand. These dynamics, combined with pragmatic pricing, align with investor expectations for workforce housing performance based on WDSuite’s commercial real estate analysis.
Safety indicators are mixed but trending positively. The neighborhood’s overall crime profile sits slightly better than the national midpoint, while some offense types compare less favorably. Encouragingly, both estimated property and violent offense rates show notable year-over-year declines, indicating improvement momentum rather than deterioration. These are neighborhood-level trends, not property-specific conditions.
Relative to the Killeen-Temple metro (139 neighborhoods), the area performs competitively in several categories and does not sit at the high-crime end of the spectrum. Investors should continue standard risk management—lighting, access control, and resident screening—while monitoring local trend data for sustained improvement.
Regional employers contribute to a commutable workforce base for Copperas Cove residents, supporting renter demand and lease stability. Notable nearby employment within driving distance includes the following:
- Raymond James — financial services (36.1 miles)
Built in 1975, the asset is slightly older than the neighborhood average, creating a clear value-add path through targeted renovations and systems updates while competing on pragmatic rents. Neighborhood occupancy has improved over five years, and within a 3-mile radius both population and households have grown with further increases projected, which expands the tenant base and supports leasing durability. According to CRE market data from WDSuite, neighborhood rents are around the national midpoint and rent-to-income dynamics indicate modest affordability pressure, a constructive setup for retention.
Local amenities skew toward daily needs rather than dining/entertainment, and ownership costs are relatively accessible versus many U.S. areas—factors that can introduce some competition from single-family options. Even so, a meaningful renter-occupied share and steady demographic growth underpin demand for smaller multifamily properties in this suburban pocket of the Killeen-Temple metro.
- Five-year improvement in neighborhood occupancy supports income stability
- 1975 vintage offers renovation and value-add potential
- 3-mile population and household growth expand the renter pool
- Rent-to-income dynamics suggest manageable affordability pressure and retention
- Risk: limited nearby dining/entertainment and accessible ownership options may compete with renting