| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 57th | Good |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 William St, Pottsboro, TX, 75076, US |
| Region / Metro | Pottsboro |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 William St Pottsboro 30-Unit Multifamily Value-Add
Neighborhood occupancy trends sit near the Sherman–Denison metro middle, with a renter-occupied share around one-third that supports a consistent tenant base, according to WDSuite’s CRE market data. Strong local schools elevate livability, while the 1987 vintage points to potential renovation upside.
Situated in a Rural neighborhood of the Sherman–Denison, TX metro, the location balances small-town living with access to regional amenities. School quality is a relative strength: the neighborhood’s average rating sits in the top quartile nationally and ranks 2nd among 50 metro neighborhoods, a factor that can support resident retention for family-oriented units.
Amenity density is limited nearby (few cafes and parks), consistent with rural settings, while basic services such as pharmacies and groceries are present but not dense. For investors, this implies positioning as practical workforce housing rather than lifestyle-driven product, with leasing driven by local employment and schools rather than walkable retail.
Rents and occupancy in the neighborhood reflect steady, mid-pack performance within the metro (occupancy rank 26 of 50), suggesting neither outsized lease-up risk nor exceptional pricing power. Median contract rent levels and a rent-to-income ratio around 0.15 indicate relatively manageable affordability pressure, which can aid lease renewal and reduce turnover risk over time.
Within a 3-mile radius, WDSuite data show modest population contraction in recent years alongside a slight increase in household counts ahead, pointing to smaller household sizes. That dynamic typically supports multifamily demand by enlarging the number of renting households even when total population softens. The renter-occupied share in the neighborhood (about 30%) signals a meaningful, if not dominant, renter base that can underpin stable occupancy for a 30-unit asset.
Neighborhood-level crime metrics were not available for this area in the current WDSuite release, so investors should benchmark safety using broader county and metro context and emphasize property-level security measures, lighting, and resident screening. Given the rural setting, monitoring trends over time and coordinating with local authorities can help manage operational risk without over-relying on block-level interpretations.
Regional defense and aerospace employment within commuting distance contributes to the tenant base and supports leasing durability for workforce-oriented units listed below.
- Raytheon Company — defense & aerospace (37.7 miles)
This 30-unit property, built in 1987, offers clear value-add potential through targeted interior updates and systems modernization relative to early-1990s neighborhood stock. Occupancy performance sits near the metro middle, and a renter-occupied share around one-third indicates a reliable tenant pool rather than a transient, highly seasonal base. Strong school ratings reinforce family-oriented demand, while relatively manageable rent-to-income levels support retention and reduce leasing friction.
Within a 3-mile radius, recent population softness pairs with an expected increase in households ahead, suggesting smaller household sizes and a gradually expanding renter pool. According to CRE market data from WDSuite, neighborhood livability indicators (notably schools) compare well in the metro, while amenity density is limited—favoring straightforward workforce positioning over premium, walkable product. Key risks include rural demand variability and the need to budget for renovations consistent with the property’s vintage.
- 1987 vintage supports a practical value-add plan (interiors/systems) for competitive repositioning
- Mid-pack neighborhood occupancy and a meaningful renter-occupied share support stable leasing
- Strong school ratings (top quartile nationally; 2nd of 50 metro neighborhoods) bolster retention
- Risks: rural location with limited amenities and capital needs typical of late-1980s construction