| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 43rd | Good |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1600 Pine Tree Rd, Longview, TX, 75604, US |
| Region / Metro | Longview |
| Year of Construction | 1981 |
| Units | 120 |
| Transaction Date | 2014-08-25 |
| Transaction Price | $2,756,300 |
| Buyer | LONGVIEW LS LP |
| Seller | IAP LONGVIEW SQUARE LLC |
1600 Pine Tree Rd, Longview TX Multifamily Investment
Neighborhood occupancy is strong and the area carries an A rating, according to WDSuite’s CRE market data, supporting durable renter demand for well-positioned assets. This submarket’s stability and balanced affordability profile can aid retention and pricing discipline through cycles.
Location dynamics: The property sits in an Inner Suburb of Longview with an A neighborhood rating, ranking 8th out of 130 neighborhoods—top quartile among 130 Longview neighborhoods based on WDSuite’s CRE market data. Neighborhood occupancy is elevated and above metro medians, reinforcing a stable leasing backdrop for multifamily.
Amenities and daily needs: Restaurant and grocery access are competitive among Longview neighborhoods, while parks, cafes, and pharmacies are limited within the immediate neighborhood. For residents, that mix points to convenient daily necessities with fewer lifestyle amenities in walking range—factors investors can address via on-site features or partnerships.
Renter base and affordability: The neighborhood shows a high share of renter-occupied housing units relative to the metro, indicating a deep tenant pool that supports occupancy stability. Within a 3-mile radius, rents remain manageable relative to incomes (neighborhood rent-to-income trends near 0.18), which typically supports retention while allowing measured rent growth where unit quality and amenities justify it.
Demographics (3-mile radius): Population and household counts have grown in recent years and are projected to expand further by 2028, suggesting a larger tenant base over the medium term. Household sizes are trending modestly smaller, which can favor sustained demand for apartment units and diversify unit-type preferences.
Safety indicators compare favorably to the metro: the neighborhood ranks 1st out of 130 Longview neighborhoods on WDSuite’s crime index, placing it among the safest areas locally. Nationally, the neighborhood sits in higher safety percentiles, indicating comparatively lower reported crime levels versus many U.S. neighborhoods.
Recent trend readings also show year-over-year declines in both property and violent offenses, which, if sustained, can support leasing confidence and resident retention. These figures are neighborhood-level indicators and should be considered alongside property-specific security measures and management practices.
Proximity to regional employers supports a stable workforce renter base and manageable commute times. Notable nearby employer:
- Sysco — foodservice distribution (8.1 miles)
This 120-unit property, built in 1981, is slightly older than the neighborhood average vintage and may benefit from targeted value-add upgrades to interiors, systems, and amenities. Strong neighborhood occupancy and an above-median renter concentration point to a durable local tenant base. According to CRE market data from WDSuite, rents remain manageable relative to incomes, which supports retention and measured rent growth where improvements create clear differentiation.
Within a 3-mile radius, population and household counts have been rising and are projected to continue through 2028, expanding the renter pool and supporting leasing stability. Restaurant and grocery access are competitive among Longview neighborhoods, while limited parks and cafes in the immediate area make on-site amenities and programming an effective lever for positioning against nearby stock.
- Neighborhood occupancy is elevated and ranks in the top tier locally, supporting leasing stability.
- 1981 vintage offers value-add potential through targeted renovations and modernization.
- Rents are manageable relative to incomes, aiding retention with room for disciplined rent moves.
- Growing 3-mile population and households point to a larger tenant base over the medium term.
- Risks: limited nearby parks/cafes and more accessible ownership options may increase competition—positioning and amenities remain important.