| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Fair |
| Demographics | 9th | Poor |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 429 Johnson St, Longview, TX, 75602, US |
| Region / Metro | Longview |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | 2018-07-26 |
| Transaction Price | $582,500 |
| Buyer | L & M SLAUGHTER PROPERTIES LLC |
| Seller | PARK PLACE INVESTMENT GROUP LLC |
429 Johnson St, Longview, TX — 24-Unit Multifamily
Positioned for attainable rentals with room to improve occupancy, this asset sits in a neighborhood where renter demand is supported by broader submarket dynamics, according to WDSuite’s CRE market data.
The immediate area offers everyday convenience in select categories: restaurants and cafes score competitively among Longview neighborhoods (ranks 13 and 8 out of 130), translating to top-quartile national access for dining and coffee options. Parks also index well nationally, suggesting outdoor space nearby, while day-to-day retail like groceries and pharmacies is sparse within the neighborhood footprint.
Neighborhood occupancy is below the metro median (rank 117 of 130), indicating a leasing execution opportunity for operators who can drive renewals and capture demand from nearby employment nodes. Median contract rents in the neighborhood remain moderate and the rent-to-income profile implies manageable affordability pressure, which can aid retention and stabilize turnover.
Within a 3-mile radius, demographics point to a mixed but investable setup: recent population and household counts have trended lower, yet forward-looking forecasts show household growth and a rising share of renter-occupied units by 2028. For multifamily investors, this suggests a larger tenant base over the medium term and support for occupancy once product is positioned to local preferences.
Home values in the surrounding area are comparatively accessible in the regional context. That can introduce some competition from ownership options, but it also underscores the role of well-managed apartments as practical housing for residents prioritizing monthly payment stability—supporting lease retention for properties that deliver consistent quality and service.
Safety patterns are mixed and should be evaluated in context. Within the Longview, TX metro, the neighborhood’s crime-related ranks place it among higher-crime areas (e.g., crime rank 5 out of 130; violent offense rank 6 out of 130). At the same time, national percentiles indicate comparatively better standing than many neighborhoods nationwide (overall crime around the mid-to-higher safety range, with property offenses in a high national safety percentile).
Trend signals differ by category: estimated property offenses show a recent year-over-year decline, while violent offenses increased over the same period. Investors should underwrite prudent security measures and consider resident experience initiatives that can support retention and leasing performance, aligning expectations with submarket norms rather than block-level assumptions.
Proximity to regional distribution and logistics employment supports workforce housing demand and commute convenience for renters, with the following nearby employer anchoring the area’s tenant base.
- Sysco — foodservice distribution (1.7 miles)
This 24-unit property offers attainable rental positioning in a neighborhood with competitive access to dining and parks, but limited daily retail—an operational backdrop that rewards thoughtful amenities and service. Occupancy in the neighborhood trails the metro, creating an opening to capture demand through focused leasing, upgrades, and resident experience. According to CRE market data from WDSuite, the surrounding area’s rent levels and rent-to-income profile suggest manageable affordability pressure, supporting retention for well-managed assets.
Within a 3-mile radius, projections indicate growth in households and a rising renter concentration over the next five years, implying a larger tenant base and support for occupancy once units are positioned to local preferences. Ownership remains relatively accessible in the area, so competitive product quality, customer service, and value-focused amenities are key to sustaining pricing power against entry-level ownership alternatives.
- Attainable rent positioning with room to improve occupancy and drive NOI via leasing execution
- Dining and park access competitive locally, enhancing livability and retention
- Forecast household growth and rising renter share within 3 miles support a larger tenant base
- Risk: Below-metro occupancy and limited daily retail require active management and targeted amenities
- Risk: Safety ranks weaker within the metro; underwrite security and resident-experience measures