| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 21st | Poor |
| Demographics | 23rd | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1139 McClanahan Rd, Marlin, TX, 76661, US |
| Region / Metro | Marlin |
| Year of Construction | 1990 |
| Units | 33 |
| Transaction Date | 2020-03-04 |
| Transaction Price | $411,100 |
| Buyer | WACO OWNER FINANCE LLC |
| Seller | RETIREMENT ACRES LTD |
1139 McClanahan Rd Marlin TX Multifamily Investment
Workforce-oriented asset with relatively low neighborhood rents and steady amenity access supports attainable pricing and tenant retention, according to WDSuite’s CRE market data. Neighborhood occupancy trails stronger Waco submarkets, so underwriting should emphasize leasing execution and value positioning.
Located in Marlin within the Waco, TX metro, the neighborhood is rated B- and functions as a suburban renter base with everyday convenience. Cafes and parks rank competitively among 92 Waco neighborhoods (both inside the stronger tier), and groceries and pharmacies also sit above the metro median; nationally, cafes and pharmacies land in the top quartile, pointing to adequate daily-needs access for residents.
Childcare options are limited locally (bottom of the 92-neighborhood stack), and average public school ratings track below national norms, which may narrow family appeal. For multifamily investors, this tends to favor demand from singles, couples, and workforce households rather than school-driven movers.
Neighborhood rents sit on the lower end compared with national markets, reinforcing attainability and helping support lease retention, while also implying a measured revenue ceiling. Reported neighborhood occupancy is below the metro median, so competitive positioning—unit turns, make-readies, and service levels—will be important to sustain collections and reduce downtime.
The asset’s 1990 vintage is modestly newer than the neighborhood average year of construction (mid-1980s), improving competitive posture versus older stock; investors should still anticipate selective modernization and systems upkeep common for properties of this era.
Within a 3-mile radius, demographic statistics show a moderate renter-occupied housing share and a workforce-oriented income mix. Recent population dipped slightly, yet WDSuite indicates forward projections call for growth in both population and households by 2028, expanding the tenant base. Forecasts also point to smaller household sizes, which can support demand for mid-size floorplans around the property’s average unit size.
Home values in the neighborhood are low relative to national markets. While ownership may be comparatively accessible, lower rents and commute convenience can sustain renter reliance on multifamily housing; investors should monitor move-out to ownership as part of renewal strategy and pricing discipline.
Comparable neighborhood-level safety metrics were not published in this dataset. Investors commonly benchmark against Waco metro trends and focus on observable property-level measures (lighting, access control, and management presence) to support resident confidence and retention.
This 33-unit, 1990-vintage property offers an attainable price point environment and everyday convenience that can support steady renter demand. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trails stronger Waco submarkets, which places a premium on hands-on leasing and resident service. The asset’s slightly newer vintage than the local average gives it a competitive edge against older stock, while selective upgrades can enhance rentability without overcapitalizing.
Demographics within a 3-mile radius point to a workforce tenant base with moderate renter concentration. Near-term forecasts indicate population and household growth alongside smaller household sizes by 2028, which can expand the renter pool for mid-size units. Low absolute rents support retention and collections, though they may limit near-term rent growth; amenity access (groceries, pharmacies, cafes) compares well locally and supports day-to-day livability.
- Attainable neighborhood rents support resident retention and collections
- 1990 vintage is slightly newer than local average, with selective value-add potential
- 3-mile outlook suggests renter pool expansion and smaller household sizes by 2028
- Daily-needs access (groceries, pharmacies, cafes) compares well among Waco neighborhoods
- Risks: below-metro neighborhood occupancy, limited childcare and lower school ratings, and potential move-outs to ownership