| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 38th | Fair |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 Carmon Ct, White Oak, TX, 75693, US |
| Region / Metro | White Oak |
| Year of Construction | 1974 |
| Units | 32 |
| Transaction Date | 2005-08-15 |
| Transaction Price | $467,400 |
| Buyer | 103 CARMON COURT LLC |
| Seller | ZHORNE SCOTT J |
200 Carmon Ct, White Oak TX Multifamily Investment
Positioned for workforce housing in a largely owner-leaning submarket, the asset offers steady renter demand and potential value-add upside, according to WDSuite s CRE market data. Neighborhood occupancy trends and balanced affordability suggest manageable leasing risk with disciplined operations.
White Oak sits within the Longview, TX metro and scores around the metro median overall (rank 65 of 130 neighborhoods). The area functions as a rural, commuter-friendly enclave with everyday conveniences more than destination amenities grocery access ranks competitive among Longview neighborhoods (19 of 130), while cafes, parks, and pharmacies are sparse by national standards.
For renter demand, neighborhood occupancy is in the mid-80s, which typically supports stability but can require tighter leasing management during slower seasons. The neighborhood s renter-occupied share is moderate (measured as renter concentration at the neighborhood level), indicating a tenant base that supports multifamily while still facing some competition from ownership options.
Within a 3-mile radius, population and households have grown modestly in recent years, pointing to a slightly larger tenant base over time. Household incomes in the area are solid for East Texas, and rent-to-income ratios tracked by WDSuite suggest relatively low affordability pressure often a positive for retention, though it may temper near-term rent growth outperformance.
The property s 1974 vintage is older than the neighborhood s average construction year (1983). Investors should underwrite for capital improvements, but this age profile also creates value-add potential to differentiate against older stock through targeted renovations and modernization.
Neighborhood-level crime metrics are not available in WDSuite for this location. Investors commonly compare local police reports and metro benchmarks to understand relative safety trends and how they may influence leasing, retention, and operating practices.
- Sysco foodservice distribution (10.9 miles)
The employment base includes regional distribution and logistics roles that support steady renter demand and practical commute times for workforce tenants, specifically Sysco.
This 32-unit asset at 200 Carmon Ct offers exposure to a stable, owner-leaning pocket of the Longview metro where renter demand is steady and affordability is supportive of retention. Based on CRE market data from WDSuite, the neighborhood shows mid-80s occupancy and modest household growth within a 3-mile radius, indicating a durable tenant base with measured leasing risk.
Built in 1974, the property is older than nearby stock and lends itself to a targeted value-add program. Modernizing interiors, systems, and curb appeal could improve competitive positioning, while conservative underwriting should account for capital planning and measured rent growth expectations consistent with the area s affordability profile.
- Steady renter base in an owner-leaning area supports occupancy with disciplined operations.
- Affordability and income levels suggest solid retention potential over time.
- 1974 vintage creates clear value-add opportunities through targeted renovations and modernization.
- Proximity to regional employers underpins workforce housing demand.
- Risks: mid-80s neighborhood occupancy, limited lifestyle amenities, and competition from ownership options.