| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 44th | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 Highway 377 N, Whitesboro, TX, 76273, US |
| Region / Metro | Whitesboro |
| Year of Construction | 1995 |
| Units | 49 |
| Transaction Date | 2004-11-02 |
| Transaction Price | $1,350,000 |
| Buyer | ROHMER INVESTMENTS LTD |
| Seller | TEXOMA HOUSING FINANCE CORP |
800 Highway 377 N Whitesboro Multifamily Investment
Neighborhood occupancy trends are strong relative to the Sherman–Denison metro, supporting leasing stability for smaller-format units, according to WDSuite’s CRE market data.
This suburban Whitesboro location carries an A neighborhood rating (6 of 50 locally), signaling competitive fundamentals among Sherman–Denison neighborhoods. Occupancy in the neighborhood ranks 5 of 50 and sits in the top quartile nationally, indicating a stable backdrop for maintaining leased units at market rates rather than discount-driven absorption.
The housing stock in the area skews older than the subject’s 1995 vintage (neighborhood average 1984). For investors, the property’s newer construction relative to nearby inventory can support competitiveness on finishes, systems, and ongoing maintenance, while still warranting targeted updates to keep pace with modern renter expectations.
Tenure data shows a meaningful renter-occupied share (38.8% in the neighborhood, above many peer areas). For multifamily owners, this suggests a defined tenant base and demand stability, with the 3-mile radius demographic profile pointing to a larger pool of households over the next five years, which supports occupancy and leasing velocity.
Local convenience is serviceable for a smaller Texas market: grocery, parks, and pharmacy access are competitive among Sherman–Denison neighborhoods, while cafes and destination dining density are thinner. Median home values are modest for Texas, which can create some overlap with entry-level ownership; however, rent-to-income metrics in the neighborhood indicate manageable affordability pressure, helping retention and renewal strategies.
Within a 3-mile radius, recent data shows a slight population dip but growth in households, with forecasts calling for population and household expansion. This dynamic typically enlarges the renter pool and supports occupancy stability, especially for efficiently sized units that appeal to value-conscious renters.
Neighborhood-level public-safety rankings were not available in WDSuite for this specific area. Investors commonly benchmark city and county trendlines alongside property-level operating history and insurance quotes to contextualize risk and pricing.
Regional employment is anchored by major corporate offices across the broader Dallas–Fort Worth corridor, supporting commuter demand and lease retention for workforce-oriented properties. The following employers reflect the nearest concentration relevant to this location.
- Raytheon Company — defense & aerospace offices (34.7 miles)
- J.C. Penney — corporate offices (40.9 miles) — HQ
- Alliance Data Systems — financial services (40.9 miles) — HQ
- Yum China Holdings — restaurant group corporate (41.3 miles) — HQ
- Dr Pepper Snapple Group — beverage corporate (41.4 miles) — HQ
The 49-unit asset built in 1995 sits in a neighborhood that ranks competitively within the Sherman–Denison metro, with top-quartile national occupancy at the neighborhood level supporting steady leasing assumptions. Relative to nearby housing stock that trends older, the vintage provides a positioning edge, with potential to enhance rents through targeted interior and systems upgrades rather than full-scale repositioning. Based on CRE market data from WDSuite, neighborhood-level rent-to-income and ownership cost context suggest balanced affordability, which can aid renewal rates while allowing disciplined pricing.
Within a 3-mile radius, recent household growth and forward-looking projections for both households and population point to a larger tenant base. Coupled with a defined renter-occupied share in the neighborhood, these dynamics support demand resilience for smaller-format units and a pragmatic value-add plan tied to finishes, energy efficiency, and curb appeal. Key risks include thinner amenity density typical of smaller markets and commuter reliance on regional job centers.
- Neighborhood occupancy is strong versus metro and top quartile nationally, supporting lease stability
- 1995 vintage is newer than nearby stock, enabling competitive positioning with focused upgrades
- 3-mile outlook indicates tenant base expansion, reinforcing demand for efficiently sized units
- Balanced affordability context supports retention and measured rent growth strategies
- Risks: thinner amenity density and longer commutes to major employers may temper premium capture