| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 59th | Best |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 202 Dana St, Lumberton, TX, 77657, US |
| Region / Metro | Lumberton |
| Year of Construction | 1996 |
| Units | 23 |
| Transaction Date | 2016-04-29 |
| Transaction Price | $312,500 |
| Buyer | DANA APARTMENTS LLC |
| Seller | DWELL BEST LLC |
202 Dana St, Lumberton TX — 23-Unit Rental Housing Investment
Positioned in an A-rated suburban neighborhood with steady occupancy and strong incomes, this 23-unit asset offers durable renter demand and headroom on affordability, according to WDSuite’s CRE market data.
The property sits in an A-rated suburban neighborhood ranked 7th of 139 within the Beaumont–Port Arthur metro, placing it in the top quartile among metro neighborhoods. Relative positioning within the metro supports investor confidence in day-to-day leasing and retention, rather than relying solely on outsized growth assumptions.
Neighborhood occupancy is above the metro median (91.7% with a rank of 33 of 139), indicating generally stable absorption. Renter-occupied share in the neighborhood is modest (11.4%), and within a 3-mile radius renters account for roughly 16.5% of housing. For investors, the owner-heavy profile can temper near-term leasing velocity but also signals a stable resident base that often supports lower turnover for quality rental stock.
Local incomes are a relative strength. The neighborhood’s median household income ranks 10th of 139 (86th percentile nationally), and the rent-to-income ratio is low (0.08; 92nd percentile nationally), suggesting affordability headroom that can support pricing initiatives and lease retention. Median contract rents remain accessible in the regional context, which can bolster occupancy and reduce concessions risk during softer cycles.
Everyday amenities are convenient for a suburban setting: grocery and pharmacy density both rank near the top of the metro (around the 16th and 14th ranks of 139, respectively), with restaurants and cafes also competitive. Park access is limited (ranked last in the metro), and average school ratings in the neighborhood trend below national norms (around 2.0/5), factors investors may weigh when positioning the asset to households prioritizing schools and outdoor space.
Demographics within a 3-mile radius show population growth over the past five years (+11.8%), alongside a 14.3% increase in households. Forward-looking data indicates additional household gains by 2028 and rising incomes, pointing to a larger tenant base and potential support for occupancy stability and rent growth over time based on CRE market data from WDSuite.
Comparable metro crime ranks and national percentiles are not available for this neighborhood in WDSuite’s current release. Investors typically benchmark safety by comparing neighborhood trends to metro and national baselines over time; in the absence of standardized figures here, it is prudent to pair site-level diligence with broader Beaumont–Port Arthur context to understand how safety perceptions may influence leasing and retention.
This 23-unit asset benefits from an A-rated suburban location that is top quartile among 139 metro neighborhoods, above-median neighborhood occupancy, and strong local incomes that keep rent-to-income levels low. Larger average unit sizes (around 1,150 sf) position the property competitively versus typical workforce housing, with scope to enhance revenue through targeted interior updates and amenity refinements where appropriate. According to commercial real estate analysis from WDSuite, the combination of income strength and accessible baseline rents supports pricing power while helping maintain leasing stability.
Within a 3-mile radius, recent population and household growth, along with projected gains and rising incomes, point to a gradually expanding renter pool. The area’s owner-heavy tenure profile may moderate lease-up speed at the margin, yet it can also support durable occupancy for well-managed assets. Investors should account for limited park access and below-average school ratings when setting marketing strategy and capital plans.
- A-rated, top-quartile neighborhood in Beaumont–Port Arthur underpins demand stability
- Above-median neighborhood occupancy with low rent-to-income supports pricing power
- ~1,150 sf average unit size enables value-add interior and amenity positioning
- 3-mile population and household growth indicate a larger future renter base
- Risks: owner-heavy market, limited parks, and below-average school ratings may affect leasing mix