| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 37th | Poor |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 W Young St, Howe, TX, 75459, US |
| Region / Metro | Howe |
| Year of Construction | 1982 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
420 W Young St Howe TX Multifamily Investment
Suburban fundamentals point to a durable tenant base supported by expanding households within 3 miles, according to WDSuite's CRE market data.
Positioned in Howe within the Sherman–Denison metro, the property sits in a suburban neighborhood with steady renter demand drivers. Neighborhood occupancy trends are moderate and currently trail the metro median, suggesting operational focus on leasing and renewals can add value. Rent levels are above the metro median and have trended upward over the past five years, providing room for disciplined revenue management without overreaching on affordability.
Livability is shaped by limited immediate retail density but convenient access to the broader Sherman–Denison corridor for daily needs. Amenity access ranks above the metro median (22 out of 50 neighborhoods), though it sits below national benchmarks, so residents may rely on short drives for groceries, pharmacies, and cafes. For family appeal, neighborhood schools are a relative strength: the local area ranks 5th out of 50 metro neighborhoods and falls in the top quartile nationally, a factor that can support retention for smaller, budget-conscious units.
Tenure patterns indicate a meaningful tenant base: roughly one-third of neighborhood housing units are renter-occupied, and within a 3-mile radius the renter concentration is closer to two-fifths. This mix supports a stable pool of prospective renters for smaller formats while still competing with ownership options. Median home values are elevated for the area, which can reinforce reliance on rental housing, while rent-to-income ratios in the neighborhood remain manageable, favorable for lease retention and sustained occupancy.
Demographic indicators within 3 miles show population and household growth alongside rising incomes, pointing to a larger tenant base over time. These trends, combined with above-metro rent positioning and solid school performance, support a long-term leasing thesis, provided operations address the neighborhood's below-metro occupancy and the lighter near-site retail mix.
Neighborhood-level crime data are not available in WDSuite's current dataset for this location. Investors can complement property diligence with city and county trendlines, onsite observations, and historical leasing performance to understand safety in context and align mitigation measures with operating plans.
Regional employers within commuting distance span defense, telecom infrastructure, and major corporate headquarters, supporting a broad workforce that underpins renter demand and lease stability.
- Raytheon Company — defense & aerospace (20.4 miles)
- AT&T Datacenter — telecom infrastructure (28.8 miles)
- Dr Pepper Snapple Group — consumer beverages (31.8 miles) — HQ
- Alliance Data Systems — marketing & payments (31.9 miles) — HQ
- J.C. Penney — retail corporate (32.0 miles) — HQ
This 24-unit, small-format asset is positioned to capture steady suburban renter demand in Howe. Based on CRE market data from WDSuite, the neighborhood posts rents above the metro median with multi-year growth, while occupancy trends sit below the metro median, signaling room for operational upside through leasing execution and renewal management.
Within a 3-mile radius, population and household growth alongside higher incomes point to a larger tenant base and support for sustained occupancy. The local school profile ranks favorably in the metro and sits in the top quartile nationally, which can aid retention for budget-conscious households. Amenity density is lighter near-site, but access to the Sherman–Denison corridor anchors daily needs, balancing livability with attainable rent levels and measured pricing power.
- Above-metro rent positioning with multi-year growth supports disciplined revenue management
- Expanding 3-mile population and household counts indicate a growing renter pool
- Favorable school standings (5th of 50 metro neighborhoods; top quartile nationally) bolster family-oriented retention
- Lighter immediate retail mix and below-metro occupancy present execution risk, mitigated by access to the Sherman–Denison corridor