| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 51st | Good |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1413 Silo Rd, Bonham, TX, 75418, US |
| Region / Metro | Bonham |
| Year of Construction | 1998 |
| Units | 112 |
| Transaction Date | 2018-09-14 |
| Transaction Price | $2,656,300 |
| Buyer | COUNTRY VILLAGE OF BONHAM LLC |
| Seller | BONHAM HOUSING FINANCE CORP |
1413 Silo Rd, Bonham TX Multifamily Investment
Steady renter demand and room for operational execution are supported by moderate occupancy in the neighborhood and a growing 3-mile renter pool, according to WDSuite s CRE market data. Positioning focuses on durable leasing with pragmatic rent management rather than outsized growth assumptions.
Bonham s rural setting offers everyday conveniences with a measured pace. Grocery and pharmacy access score competitively, with grocery access ranking in the top quartile among 21 metro neighborhoods, while broader amenities like cafes and parks are thinner, reflecting the area s low-density character. For investors, this typically supports a value-driven proposition emphasizing dependable housing over lifestyle premiums.
Neighborhood schools rate below most U.S. areas (low national percentile), which can temper family-driven demand but does not preclude stable occupancy for workforce-oriented product. The neighborhood s occupancy level sits competitive among Bonham neighborhoods (ranked 7th of 21), though it trails stronger national benchmarks a reminder to underwrite leasing momentum conservatively and prioritize retention.
Home values sit in a mid-range context for the region, and the rent-to-income profile indicates manageable affordability pressure in the neighborhood. In practice, this can support lease continuity and measured pricing power, while acknowledging that more accessible ownership options in parts of the metro may compete for some residents over time.
Within a 3-mile radius, population and households are expanding, with forecasts indicating further household growth and smaller average household sizes. For multifamily, that combination generally points to a larger tenant base and steady absorption potential over the medium term, based on commercial real estate analysis from WDSuite.
Safety indicators present a mixed picture. Nationally, the neighborhood compares favorably, with crime metrics falling into higher safety percentiles relative to neighborhoods across the U.S. At the same time, the metro ranking signals that, within the Bonham area specifically, this neighborhood performs below the metro median (ranked 1st among 21 indicates a weaker local standing by rank methodology). Investors should interpret this as relatively supportive in a national context but monitor local trendlines and property-level controls.
Recent directional shifts show property offense estimates moving down year over year, while violent offense estimates trended higher over the same period. This divergence underscores the importance of ongoing security practices, lighting and visibility, and resident engagement to sustain retention and mitigate risk.
Regional employment access is oriented toward diversified corporate footprints reachable by highway, supporting commuter demand for workforce housing. Notable employers include defense/aerospace and telecommunications infrastructure operations.
- Raytheon Company defense & aerospace (37.0 miles)
- AT&T Datacenter telecommunications infrastructure (44.4 miles)
This 112-unit asset sits in a rural Bonham location where renters prioritize practicality and value. Neighborhood occupancy is competitive within the metro, and rents align with a rent-to-income profile that supports retention. Within a 3-mile radius, forecasts call for population growth and a sizable increase in households alongside smaller household sizes, expanding the renter pool and helping underpin steady absorption. According to CRE market data from WDSuite, amenity depth is limited but essential services are accessible, suggesting a focus on operations, maintenance, and resident experience rather than amenity-led premiums.
National safety comparisons are constructive, though local rankings warrant prudent on-site measures and monitoring. Given moderate ownership costs in the broader area, leasing strategies should emphasize convenience, responsiveness, and consistent unit quality to reduce competition from entry-level ownership. Overall, the thesis favors durable occupancy and disciplined expense management over aggressive rent growth assumptions.
- Competitive neighborhood occupancy within the metro supports stable baseline leasing.
- 3-mile forecasts indicate a larger renter base and more households, aiding absorption and retention.
- Essential services present; limited lifestyle amenities favor an operations-first strategy.
- Rent-to-income positioning suggests manageable affordability pressure and potential pricing resilience.
- Risk: Local safety rank and ownership alternatives require attentive security and proactive renewal management.