| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 43rd | Good |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2905 Gilmer Rd, Longview, TX, 75604, US |
| Region / Metro | Longview |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2905 Gilmer Rd Longview 52-Unit Multifamily
High neighborhood occupancy and steady renter demand position this asset for resilient cash flow, according to WDSuite’s CRE market data. Location fundamentals in Longview’s inner suburb support retention and balanced rent growth.
The property sits in an inner-suburb pocket of Longview rated A at the neighborhood level, where renter demand has been durable and occupancy is strong. Within the Longview, TX metro, the neighborhood’s occupancy ranks 12 out of 130 neighborhoods, placing it in the top quartile locally; this translates to supportive leasing fundamentals and fewer prolonged vacancies.
Daily needs are accessible with grocery options ranking 8 out of 130 within the metro and restaurants ranking 12 out of 130, while parks, cafes, and pharmacies are limited in the immediate vicinity. Childcare density ranks 3 out of 130, which can enhance appeal for working households. These amenity patterns suggest a practical living location with core conveniences, even if lifestyle amenities are thinner.
Tenure data indicate a renter-occupied share around the high end for the metro (rank 6 of 130; high national percentile), signaling a deep tenant base that supports lease-up and renewal activity. Home values in the surrounding area are comparatively accessible versus many U.S. markets, which can create some competition from ownership; however, a rent-to-income profile near national norms supports pricing that balances demand depth with retention risk. This context aligns with cautious, data-driven commercial real estate analysis for workforce-oriented product.
Demographic statistics are aggregated within a 3-mile radius. Recent years show modest population and household increases, and projections point to further growth through the next five years, implying a larger renter pool and additional support for occupancy. Household sizes are trending slightly smaller in forecasts, which can add to multifamily demand for 1–2 bedroom product.
Safety signals are mixed and should be interpreted comparatively. Within the Longview metro, crime ranks near the higher-crime end (e.g., ranks 1–4 out of 130 neighborhoods depending on offense type), indicating that, locally, investors should underwrite enhanced security measures and active property management. At the national level, however, the neighborhood’s safety percentiles trend in the upper ranges (around the top quartile nationwide), suggesting a relatively stronger position when compared against U.S. neighborhoods overall.
Trend-wise, both property and violent offense estimates have moved lower year over year, according to WDSuite’s data, which is a constructive signal for risk management. Investors should still plan for appropriate lighting, access control, and community engagement to support resident comfort and retention.
Nearby industrial and distribution employment provides commute convenience that can support renter retention and leasing stability. The list below reflects a representative employer in proximity to the property.
- Sysco — foodservice distribution (8.8 miles)
Built in 1980, the asset may benefit from targeted value-add and capital planning to modernize interiors and key systems while leveraging strong neighborhood occupancy. Based on CRE market data from WDSuite, the surrounding neighborhood performs in the top quartile locally for occupancy, and rent levels align near national norms, supporting steady leasing without outsized affordability pressure. Demographic trends within a 3-mile radius indicate ongoing population and household growth, reinforcing a broader tenant base and prospects for stable absorption.
Ownership costs in the area are comparatively accessible, which can introduce some competition from for-sale housing; however, a sizable renter-occupied share and commuter access to area employment nodes underpin multifamily demand. Investors should account for property-level security programming given local crime rankings within the metro, even as national comparisons and recent downtrends are constructive.
- Top-quartile neighborhood occupancy within the Longview metro supports leasing stability
- 1980 vintage offers value-add potential via interior modernization and system upgrades
- 3-mile demographic growth expands the renter pool, aiding absorption and renewals
- Rent levels near national norms help balance pricing power with retention
- Risk: Local crime ranks higher within the metro; plan for security and active management