| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Fair |
| Demographics | 65th | Best |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 633 Blassingame Ave, Van Alstyne, TX, 75495, US |
| Region / Metro | Van Alstyne |
| Year of Construction | 1986 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
633 Blassingame Ave Van Alstyne Multifamily Investment
Household growth and rising incomes in the surrounding area point to durable renter demand, according to WDSuite’s CRE market data, while the neighborhood’s suburban fundamentals support retention. Renter concentration is modest today, suggesting a thinner but expanding tenant base as new households form.
Located in a suburban pocket of the Sherman–Denison metro, the neighborhood holds an A rating and ranks in the top quartile among 50 metro neighborhoods, indicating competitive fundamentals versus local peers. Restaurant, pharmacy, and childcare access track in the upper-middle ranges nationally, though park access is limited, which may constrain certain lifestyle-driven appeal.
Schools average in the top quartile nationally, a family-friendly signal that often supports leasing stability for two- and three-bedroom product. Median home values sit around the national upper-middle range, which, paired with a rent-to-income profile that suggests relatively manageable rents, can help sustain renter reliance on multifamily housing rather than ownership.
Neighborhood occupancy is below the national median, but renter-occupied housing accounts for roughly a quarter of units, pointing to a smaller renter pool that can deepen as the area grows. Within a 3-mile radius, recent gains in population and households — with additional increases projected — indicate an expanding tenant base that can support occupancy and steady absorption. These dynamics align with local amenity access and commuting reach into larger employment nodes north of Dallas.
Vintage in the area centers around the early 1980s; the subject asset’s 1986 construction is slightly newer than the neighborhood average, enhancing competitive positioning versus older stock while still warranting selective modernization to meet current renter expectations.
Compared with neighborhoods nationwide, the area’s estimated violent and property offense rates benchmark in the stronger national ranges, indicating a generally favorable safety profile for renters. However, one-year change indicators point to recent upticks; investors should monitor trend direction alongside local enforcement and community initiatives rather than relying on a single-year snapshot.
Within the Sherman–Denison region, conditions are broadly consistent with suburban peers, and safety tends to vary by block and time of day. A prudent approach is to underwrite with conservative assumptions and validate on-the-ground trends during due diligence.
Proximity to diversified employers supports workforce housing demand and commute convenience for residents, including defense, data center, consumer brands, and enterprise tech offices noted below.
- Raytheon Company — defense & aerospace (15.1 miles)
- AT&T Datacenter — data infrastructure (23.5 miles)
- Dr Pepper Snapple Group — consumer beverages (27.3 miles) — HQ
- Alliance Data Systems — marketing & financial services (27.5 miles) — HQ
- Hewlett Packard Enterprise — enterprise technology (27.7 miles)
This 40-unit asset built in 1986 is positioned in a top-quartile neighborhood within the Sherman–Denison metro, with schools and everyday amenities that appeal to households. Based on CRE market data from WDSuite, neighborhood occupancy trails national levels, but rent-to-income dynamics appear supportive, and the area’s home values imply continued renter reliance on multifamily. The vintage is slightly newer than the neighborhood average, offering a competitive edge versus older stock while leaving room for targeted upgrades to drive rent premiums.
Within a 3-mile radius, recent and projected increases in population and households suggest renter pool expansion that can underpin absorption and lease retention. Renter concentration in the neighborhood is modest today, so growth will matter: as more households form and incomes rise, demand depth should improve, particularly for well-maintained, functional units near commuting routes into northern DFW employment nodes.
- Top-quartile neighborhood standing in the Sherman–Denison metro supports long-term demand
- 1986 vintage is slightly newer than local average, with value-add potential via selective modernization
- Expanding 3-mile renter base and rising incomes support occupancy stability and pricing power
- Risks: neighborhood occupancy below national median, limited park access, and recent safety upticks warrant conservative underwriting