| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 51st | Good |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 Bicentennial St, Bonham, TX, 75418, US |
| Region / Metro | Bonham |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
401 Bicentennial St, Bonham TX Multifamily Investment
Stabilized renter demand and a competitive neighborhood occupancy profile support steady operations, according to WDSuite’s CRE market data, while the 1980 vintage points to targeted value-add potential.
Bonham’s neighborhood fundamentals are comparatively strong in its metro: this area ranks 1 of 21 neighborhoods on overall rating (A+), signaling competitive position locally. Neighborhood occupancy is competitive among Bonham neighborhoods (ranked 7 of 21), though national comparisons sit closer to mid-pack, suggesting disciplined leasing and realistic rent growth expectations.
Livability is functionally serviceable for a rural setting. Grocery and pharmacy access are present (both ranked near the top tier locally at 4 of 21 and 2 of 21, respectively), while cafes and parks are limited, reinforcing a car-oriented lifestyle. Average school ratings in the neighborhood sit below national norms (around the 15th percentile), which may matter for family renters and should be considered in leasing strategy and unit mix planning.
Tenure dynamics indicate a modest renter concentration at the neighborhood level (renter-occupied share around the lower third locally), which typically supports a smaller but more consistent tenant base. Within a 3-mile radius, demographics show population and households expanding, pointing to a larger tenant base over time; this supports occupancy stability and measured rent growth. Median contract rents in the neighborhood remain lower than many national peers, which can aid retention while requiring disciplined revenue management. These patterns are consistent with commercial real estate analysis from WDSuite that highlights steady, necessity-driven renter demand in smaller Texas markets.
Vintage also shapes competitiveness: the property’s 1980 construction predates the neighborhood’s average stock (late-1990s), implying near-term capital planning for interiors and common areas. Thoughtful renovations can improve unit competitiveness versus newer inventory while maintaining attainable rent positioning that appeals to the local renter pool.
Safety indicators present a mixed but manageable profile. Compared with the 21 neighborhoods in the Bonham metro, the neighborhood’s composite crime rank sits on the higher side locally, while national percentiles are above mid-pack, indicating comparatively better positioning versus many U.S. neighborhoods. Recent trends suggest property offenses have eased year over year, while estimated violent offenses moved higher; investors should underwrite standard risk management measures (lighting, access control, and coordination with local resources) and reflect this in operating assumptions.
Regional employment is diversified, with commuters accessing major defense and aerospace offices that can support renter demand and lease retention. Notable nearby employer:
- Raytheon Company — defense & aerospace (38.8 miles)
401 Bicentennial St offers a 40-unit footprint with 1980 construction, positioning it for pragmatic value-add while maintaining attainable rents that support retention. Neighborhood occupancy is competitive within the Bonham metro, and lower rent-to-income levels reinforce the potential for stable cash flow and measured pricing power. According to CRE market data from WDSuite, local home values and value-to-income dynamics point to a high-cost ownership context relative to incomes, which can sustain rental demand and reduce move-outs to ownership.
Within a 3-mile radius, population and household growth trends, alongside rising incomes, indicate a larger tenant base over the next several years. While amenities are limited and school scores trend below national averages, these factors are typical of rural Texas submarkets and can be offset by thoughtful unit upgrades, reliable operations, and attention to security and property presentation.
- Competitive neighborhood positioning within the Bonham metro supports steady leasing
- 1980 vintage offers clear value-add pathways to enhance unit competitiveness
- Attainable rents and favorable rent-to-income dynamics support retention and occupancy stability
- 3-mile population and household growth expand the renter base over time
- Risks: rural amenity depth, below-average school scores, and mixed safety signals warrant conservative underwriting