| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 65th | Best |
| Amenities | 33rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1408 Lago Trl, Longview, TX, 75604, US |
| Region / Metro | Longview |
| Year of Construction | 2013 |
| Units | 74 |
| Transaction Date | 2015-07-01 |
| Transaction Price | $15,125,000 |
| Buyer | Caddis Partners, LLC |
| Seller | LV Medical Properties III, LLC |
1408 Lago Trl Longview Multifamily Investment (2013, 74 Units)
Positioned in a suburban Longview pocket with stable renter demand, this 2013 asset competes well against older stock while neighborhood NOI per unit ranks at the top of the metro, according to WDSuite’s CRE market data.
The property’s 2013 vintage is newer than the neighborhood’s typical 1980s-era construction, which can support leasing competitiveness and reduce near-term capital exposure relative to older comparables. Neighborhood performance signals are favorable for investors: the area carries an A rating and is top quartile among 130 metro neighborhoods, with NOI per unit positioned at the top of Longview and in the top quartile nationally. These dynamics point to resilient income fundamentals, even as asset-level operations remain the key driver.
Livability is suburban: parks access is strong (nationally high percentile) and pharmacy access is above average, while restaurants are moderate and cafes/groceries are sparse. That amenity mix typically attracts residents prioritizing space and ease of access over dense retail clusters. Average school ratings sit around national norms and are above the metro median, which can support family renter interest without commanding premium pricing.
Tenure patterns suggest a balanced renter base. Within a 3-mile radius, roughly half of housing units are renter-occupied, indicating a broad tenant pool and demand depth for multifamily. By contrast, the immediate neighborhood has a modest renter concentration, which can favor lower turnover for stabilized properties while still tapping the wider area’s renter pool for leasing velocity.
On rents and occupancy, neighborhood occupancy trails national medians, and area rents remain accessible relative to incomes (rent-to-income is favorable). For investors, that combination supports retention and measured pricing power, with an eye on disciplined lease management rather than aggressive escalation. Directionally, population and household counts within 3 miles have expanded in recent years—with forecasts indicating further population growth and more households—supporting a larger tenant base and sustained demand for rental units.
Comparable safety metrics for this neighborhood are not available in WDSuite’s dataset for the current period. Investors commonly benchmark against city and county trend reports, police blotter summaries, and insurer/underwriter loss data to contextualize risk at the submarket level. Where possible, review multi-year trends rather than single-year snapshots to gauge stability.
Nearby employers help underpin workforce housing demand and commute convenience for residents. The list below highlights a close-by corporate presence relevant to leasing and retention.
- Sysco — corporate offices (7.0 miles)
This 74-unit, 2013-built asset offers a durable positioning edge versus older 1980s-era neighborhood stock, supporting leasing competitiveness and more predictable near-term capital planning. The surrounding neighborhood is A-rated and top quartile among 130 Longview neighborhoods, with NOI per unit at the top of the metro and strong national standing—signals of resilient operating performance when paired with solid management. According to CRE market data from WDSuite, the broader area’s rent burden is modest relative to incomes, which supports retention and measured rent growth strategies rather than pushy pricing.
Demand drivers are constructive: within 3 miles, households and population have been growing and are forecast to expand further, pointing to a larger tenant base and stability in occupancy over the long term. Amenity density is lighter for cafes and groceries but stronger for parks and pharmacies, aligning with suburban living preferences. Key watch items include neighborhood occupancy that trails national medians and more accessible ownership costs in the metro, which can create competition at the margin—both manageable with focused leasing, unit differentiation, and value-add execution where returns pencil.
- 2013 construction offers competitive positioning versus older neighborhood stock
- A-rated area; NOI per unit at the top of the metro and strong nationally
- Favorable rent-to-income supports retention and disciplined rent growth
- 3-mile population and household growth expands the renter pool
- Risks: occupancy below national medians and accessible ownership—manage via leasing focus and value-add