| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 43rd | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1905 W Pecan St, Sherman, TX, 75092, US |
| Region / Metro | Sherman |
| Year of Construction | 1990 |
| Units | 22 |
| Transaction Date | 2007-06-28 |
| Transaction Price | $625,000 |
| Buyer | SS SHERMAN PROPERTIES LLC |
| Seller | AB SHERMAN HOLDING COMPANY LLC |
1905 W Pecan St Sherman Multifamily Investment, 22 Units
Neighborhood occupancy is competitive among Sherman–Denison submarkets, supporting steady leasing, according to WDSuite’s CRE market data. The property’s 1990 vintage positions it ahead of older local stock while leaving room for targeted upgrades.
Located in Sherman’s inner-suburb fabric, the area shows resilient renter demand with neighborhood occupancy in the top quartile among 50 metro neighborhoods, based on CRE market data from WDSuite. Median contract rents in the neighborhood sit around the metro middle with five-year gains, suggesting pricing headroom without overextending residents. Grocery access is competitive among Sherman–Denison neighborhoods, and restaurant density trends above the metro median, while parks, cafes, childcare, and pharmacies are comparatively limited—considerations for long-term livability positioning.
The asset’s 1990 construction is newer than the neighborhood’s average 1974 vintage, indicating a relative competitive edge versus older product; investors should still anticipate selective system updates or modernization to support retention and rent trade-outs. Neighborhood home values reflect a high-cost ownership market for the region, which can sustain renter reliance on multifamily housing and support occupancy stability.
Tenure patterns are favorable for multifamily: the neighborhood shows a renter-occupied housing share around the metro high end, implying depth in the tenant base and a broader pool for leasing and renewals. Within a 3-mile radius, population and households have grown over the past five years, and projections indicate further household expansion with smaller average household sizes—conditions that typically expand the renter pool and support sustained absorption.
Schools within the neighborhood test below national norms, which is a consideration for family-oriented demand; however, service-oriented amenities and commuting access remain the primary draw for workforce renters here. Overall, on a national basis the area scores near the middle for housing and demographics while amenity density is mixed, creating a value-focused positioning for durable occupancy with disciplined asset management.
Comparable neighborhood-level crime metrics are not available in this dataset for precise benchmarking. Investors typically evaluate safety by comparing neighborhood trends to city and county patterns over time and by validating with on-the-ground observations and third-party reports. Given the lack of granular figures here, use a regional baseline and property-specific measures (lighting, access control, visibility) to assess operational risk and resident retention implications.
Regional employment is anchored by defense, data infrastructure, and corporate services within commuting range—drivers that broaden the renter base and can support lease stability for workforce housing. Key nearby employers include Raytheon, AT&T Datacenter, Alliance Data Systems, Dr Pepper Snapple Group, and J.C. Penney.
- Raytheon Company — defense & aerospace offices (28.9 miles)
- AT&T Datacenter — data infrastructure (37.3 miles)
- Alliance Data Systems — marketing & payments (39.7 miles) — HQ
- Dr Pepper Snapple Group — beverages (39.8 miles) — HQ
- J.C. Penney — retail (39.8 miles) — HQ
This 22-unit asset benefits from neighborhood occupancy in the top quartile among 50 Sherman–Denison neighborhoods, indicating steady demand and manageable lease-up risk. At 1990 construction, it is newer than the local average, offering competitive positioning versus older stock while leaving room for targeted value-add to drive rent trade-outs and operational efficiency. According to CRE market data from WDSuite, neighborhood rents and incomes sit near metro midpoints and the rent-to-income ratio remains moderate, supporting retention and measured pricing power.
Demand drivers are reinforced by tenure and demographics: the neighborhood’s high renter concentration supports a deep tenant base, and within a 3-mile radius both population and households are expanding with projections for further household growth and smaller household sizes—conditions that typically widen the renter pool and support occupancy stability. Key risks include limited park and childcare access and below-average school ratings, which may affect family-oriented demand; disciplined amenity strategy and unit-level upgrades can mitigate and sharpen positioning toward workforce renters.
- Competitive neighborhood occupancy supports stable leasing and renewal potential.
- 1990 vintage offers a quality edge over older area stock with value-add upside.
- Renter-occupied concentration and 3-mile household growth expand the tenant base.
- Moderate rent-to-income dynamics support measured pricing without overextension.
- Risks: limited parks/childcare and low school ratings may soften family demand.