| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 9th | Poor |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 222 Bostic Dr, Longview, TX, 75602, US |
| Region / Metro | Longview |
| Year of Construction | 2010 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
222 Bostic Dr, Longview — 48-Unit 2010 Multifamily
Newer construction relative to nearby stock positions this asset for steady renter demand as households are projected to expand in the area, according to WDSuite’s CRE market data. Neighborhood occupancy and amenity mix warrant careful underwriting, but the property’s 2010 vintage provides competitive differentiation versus older comparables.
The property sits in a Suburban pocket of Longview where parks and dining options are comparatively accessible: park density ranks 5th among 130 metro neighborhoods and restaurants rank 13th, making the area competitive within Longview. Cafes also perform well (8th of 130), while daily-needs retail such as groceries and pharmacies are limited within the immediate neighborhood, suggesting more car-dependent errands.
For investors evaluating rent and occupancy dynamics, note that these metrics reflect the neighborhood, not the property. Neighborhood occupancy is below many Longview peers, and the renter-occupied share is modest for the metro (27.4%), pointing to a more owner-leaning submarket today. Even so, within a 3-mile radius the renter-occupied share is higher, supporting a deeper tenant base than the immediate block-level view implies.
Demographic statistics aggregated within a 3-mile radius indicate recent population softness but a projected return to growth over the next five years alongside a notable increase in households. This trajectory suggests a larger tenant base and supports occupancy stability as more renters enter the market. Median contract rents in the neighborhood have risen over the past five years, while a rent-to-income profile near the lower end of metro ranges suggests manageable affordability pressure and potential for sustained lease retention.
Home values in the neighborhood are comparatively low for the region, which can introduce some competition from ownership. However, that same high-cost ownership is not the case here; instead, investors should focus on pricing power derived from amenity proximity and newer product positioning relative to the neighborhood’s older housing stock (average year built 1977). The 2010 vintage offers a quality and efficiency edge versus older assets, though selective renovations and system updates may be prudent for modernization and repositioning.
Safety signals are mixed and should be contextualized. Nationally, indicators land in stronger percentiles (e.g., top quartile nationally on several measures), yet within the Longview metro the neighborhood ranks 5th out of 130 by a composite crime measure—a position that indicates higher incident levels relative to other Longview neighborhoods. This combination suggests variability across blocks and emphasizes the value of property-level controls and tenant screening.
Recent trends are directional rather than conclusive: property-related incidents have eased year over year, while violent incidents show a recent uptick. Investors should underwrite with conservative assumptions and review the latest comparables and management practices to support tenant retention and operational stability.
Nearby employment is anchored by food distribution, providing a stable base of blue-collar and logistics roles that can support workforce housing demand and retention.
- Sysco — food distribution (2.2 miles)
Built in 2010, this 48-unit asset competes favorably against an older neighborhood baseline (average year built 1977), offering a relative edge on quality and operating efficiency. While neighborhood occupancy is below stronger Longview submarkets, 3-mile demographics point to a projected increase in households and a larger renter pool, supporting long-run demand depth and lease-up resilience. According to CRE market data from WDSuite, neighborhood rents have trended upward with rent-to-income levels that point to manageable affordability pressure—favorable for retention if renewal strategies remain disciplined.
The investment case is grounded in durable workforce demand, proximity to everyday amenities (notably parks and dining), and value-capture potential from targeted upgrades as building systems age. Key underwriting considerations include conservative assumptions around neighborhood occupancy, attention to block-level safety variation, and recognition that more accessible ownership options may temper pricing power—factors that can be mitigated by positioning a newer product thoughtfully against older comparables.
- 2010 vintage competes well versus older local stock, with selective upgrades offering value-add potential
- Projected household growth within 3 miles supports a larger tenant base and occupancy stability
- Upward rent trend and modest rent-to-income levels support retention-focused revenue management
- Parks and dining are competitive among Longview neighborhoods, enhancing livability and leasing
- Risks: below-metro neighborhood occupancy, mixed safety signals, and competition from accessible ownership