| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 47th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1500 E Marshall Ave, Longview, TX, 75601, US |
| Region / Metro | Longview |
| Year of Construction | 1996 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1500 E Marshall Ave Longview Multifamily Investment
Neighborhood amenity access and a renter-occupied housing base competitive among Longview areas suggest steady leasing conditions, according to WDSuite’s CRE market data. The asset’s 1996 vintage positions it ahead of older local stock while leaving room for targeted modernization.
The property sits in an Inner Suburb pocket that ranks 3rd of 130 Longview neighborhoods (A+), signaling strong local fundamentals for day-to-day livability and tenant retention. Amenity access is a standout, with the area ranking 2nd of 130 metro neighborhoods and national amenity measures around the low-to-mid 70th percentiles, supporting convenience for residents and reducing friction in leasing.
Renter demand indicators are constructive. The neighborhood’s share of housing units that are renter-occupied is competitive among Longview neighborhoods (rank 4 of 130), which points to a deep tenant base for multifamily. Overall occupancy for the neighborhood trends around the metro median (rank 65 of 130), suggesting stable—if not peak—absorption and renewal dynamics that can be supported through active management and unit quality.
Within a 3-mile radius, WDSuite data shows modest population growth over the past five years (+1.6%) alongside a larger increase in households (+6.0%), implying smaller average household sizes and a broader renter pool. Looking ahead to 2028, forecasts call for additional population growth (+6.4%) and a sizable increase in households (+34.8%), which would expand the addressable tenant base and support occupancy stability. Income trends in the same 3-mile catchment improved, with median household income up 41.9% since 2018, adding resilience to rent collections.
Ownership costs are relatively accessible versus many U.S. neighborhoods (home values track near the 34th national percentile), which can introduce some competition from for-sale housing. However, neighborhood-level rent-to-income sits near the lower end nationally (9th percentile), indicating limited affordability pressure and potentially steadier retention, albeit with more measured pricing power. These dynamics, combined with amenity depth, create balanced conditions for long-term holds grounded in careful commercial real estate analysis.
Vintage matters here: the 1996 construction is newer than the neighborhood’s average year built (1979, rank 86 of 130), which generally enhances competitive positioning versus older stock while still warranting capital planning for systems updates and selective renovations to meet contemporary renter expectations.
Specific neighborhood crime ranks and percentiles are not available in WDSuite for this location. Investors typically benchmark safety by comparing neighborhood trends with city and metro reporting and by monitoring multi-year directionality rather than block-level snapshots. This approach helps frame leasing risk, insurance considerations, and on-site operations without over-interpreting limited point-in-time data.
Nearby employment is anchored by logistics and foodservice distribution, supporting workforce housing demand and practical commute times for tenants.
- Sysco — foodservice distribution (5.2 miles)
This 30-unit asset benefits from a neighborhood ranked near the top of the Longview metro and from amenity access that supports leasing continuity. The 1996 vintage is newer than much of the local stock, offering competitive positioning with potential to unlock value through targeted updates. According to CRE market data from WDSuite, the surrounding neighborhood’s renter concentration is competitive among Longview areas while overall occupancy trends around the metro median, pointing to durable but not overheated demand.
Within a 3-mile radius, population growth, a larger household base, and rising incomes expand the tenant pool and support long-term rent collections. While relatively accessible ownership costs and a low rent-to-income profile suggest measured pricing power, these same factors can reinforce retention and reduce volatility when paired with focused asset management.
- Amenity-rich Inner Suburb location ranked near the top of 130 Longview neighborhoods supports leasing stability
- 1996 vintage out-positions older local stock; targeted renovations can enhance competitiveness
- 3-mile catchment shows household growth and rising incomes, expanding the renter pool
- Balanced outlook: metro-median occupancy with limited affordability pressure supports retention
- Risk: accessible ownership and measured rent-to-income may temper pricing power