| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 62nd | Best |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1717 Lakeshore Dr, Longview, TX, 75605, US |
| Region / Metro | Longview |
| Year of Construction | 1974 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1717 Lakeshore Dr, Longview TX Multifamily Investment
Positioned in an inner-suburban pocket with strong daily-needs access and a renter base supported by nearby employment, this asset offers value-add potential and durable tenant demand according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Longview rated A+ at the neighborhood level, indicating strong fundamentals relative to the metro. With grocery, parks, pharmacies, and restaurants ranking near the top among 130 metro neighborhoods, daily conveniences are close by, while café density is thinner — a mix that supports practical livability for workforce renters.
Amenity access is a differentiator: neighborhood grocery availability ranks near the top of the Longview metro (rank 1 of 130) and parks and restaurants are also competitive among metro neighborhoods. Nationally, these amenities benchmark in the upper percentiles, underscoring convenience that can aid leasing and retention. By contrast, limited café density suggests fewer third‑place options and slightly less lifestyle differentiation.
Neighborhood rent levels have advanced over the past five years, and median rent within 3 miles sits below typical big‑market levels, keeping affordability pressure comparatively moderate. The rent‑to‑income ratio at the neighborhood level is around 0.21, which, in investor terms, suggests room for disciplined pricing without unduly stressing retention.
Tenure dynamics are supportive: neighborhood data indicate roughly a mid‑40% share of renter‑occupied units, while data aggregated within a 3‑mile radius show a renter concentration closer to the mid‑50% range. For investors, that points to a sizable tenant base and steady multifamily demand across the immediate trade area.
Demographics within a 3‑mile radius show population and household growth over the last five years, with forecasts calling for further increases and slightly smaller average household sizes. For multifamily, that typically means a larger tenant base and more renters entering the market, supporting occupancy stability over time, based on CRE market data from WDSuite.
Home values in the neighborhood sit below major‑market levels, which can create some competition from ownership options. Even so, elevated convenience and a meaningful renter pool help sustain leasing velocity, especially for well‑maintained or renovated product.
One watchpoint: neighborhood occupancy rates are lower than national norms and have softened in recent years. Active leasing management and targeted unit and amenity upgrades may be required to capture nearby demand and maintain stability.
Neighborhood safety trends compare favorably at both the metro and national levels. Violent and property offense indicators benchmark in the higher national safety percentiles (top quartile nationally), and the area ranks near the top of 130 Longview neighborhoods for lower estimated offense rates, according to WDSuite’s data.
Recent trend data also point to improvement, with year‑over‑year declines in estimated offense rates. While block‑level outcomes vary and no area is risk‑free, the comparative position versus the metro and the nation supports renter appeal and can aid retention.
Proximity to regional employers supports workforce housing demand and commute convenience for renters. Nearby corporate presence includes distribution and foodservice operations that draw a stable employee base.
- Sysco — foodservice distribution (7.0 miles)
Built in 1974, the 54‑unit property is older than the neighborhood’s average vintage, creating clear value‑add and capital planning angles around interiors and building systems. The immediate area offers strong daily‑needs access (top‑ranked grocery, competitive parks, pharmacies, and restaurants) and a sizable renter base, which together can support leasing, retention, and measured rent growth. At the same time, neighborhood occupancy has been softer, so execution will hinge on targeted renovations and active leasing to capture local demand.
Within a 3‑mile radius, population and households have grown and are projected to continue expanding, with slightly smaller household sizes — dynamics that typically increase the renter pool and support occupancy stability. Affordability remains comparatively manageable (neighborhood rent‑to‑income near 0.21), which can help with renewal rates; however, relatively attainable ownership costs in this part of Longview may create competition for some renter cohorts. According to CRE market data from WDSuite, the neighborhood’s amenity convenience and improving safety trends provide supportive fundamentals for a value‑focused business plan.
- Value‑add potential from 1974 vintage through unit and system upgrades
- Strong daily‑needs access (top metro grocery; competitive parks, pharmacies, restaurants) aids leasing
- 3‑mile population and household growth with smaller household sizes expands the renter pool
- Manageable rent‑to‑income supports retention and disciplined pricing
- Risk: neighborhood occupancy is lower and has softened, requiring proactive leasing and targeted renovations