| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 37th | Fair |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Willow Creek Ct, Hallsville, TX, 75650, US |
| Region / Metro | Hallsville |
| Year of Construction | 1982 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Willow Creek Ct Hallsville Multifamily Investment
Neighborhood occupancy around the high-80s indicates demand resilience at the submarket level, according to WDSuite’s CRE market data, with rents positioned near the metro’s upper tier and a renter base that is meaningful but not dominant. These are neighborhood-level indicators, not property-specific performance.
Hallsville’s neighborhood surrounding 100 Willow Creek Ct carries an A- neighborhood rating and ranks 32 out of 130 in the Longview metro—placing it in the top quartile among metro neighborhoods. For investors, this signals competitive fundamentals relative to nearby submarkets, particularly for workforce-oriented assets.
Occupancy at the neighborhood level is approximately 88%, which is above the metro median based on rank position. Contract rents benchmark in the metro’s top quartile while tracking near the national middle, suggesting room for disciplined rent growth tied to unit quality and management. The neighborhood’s renter-occupied share is roughly 30%, also top quartile within the metro, indicating a defined tenant base and potential leasing depth for a 57‑unit community.
The asset’s 1982 vintage is older than the neighborhood’s average construction year (1990). That age profile points to typical capital planning needs (exteriors, interiors, and building systems) but also offers value‑add and modernization upside against older competing stock. Home values sit in an elevated ownership-cost context for the area, which can sustain reliance on multifamily rentals and support retention, especially with a rent‑to‑income profile near the low‑to‑mid teens.
Local amenities are mixed: restaurants index competitively within the metro, while cafes, groceries, parks, and pharmacies are relatively sparse within the neighborhood footprint—consistent with a suburban, drive‑oriented setting. Childcare access trends above national norms. Average school ratings trail the national median; investors should underwrite family demand with attention to school‑driven leasing dynamics and marketing focus.
Demographics within a 3‑mile radius show recent population and household expansion, translating to a larger tenant base. Forward-looking indicators point to more, smaller households over the next five years—even as total population is projected to contract—implying a shift toward smaller household sizes and an aging mix that can still support occupancy stability with the right unit mix and amenity positioning. These trends, based on CRE market data from WDSuite, align with steady workforce demand rather than luxury-driven absorption.
Comparable neighborhood-level safety metrics are limited in the current dataset for this location. Investors should benchmark the area against Longview metro trends and focus on multi-year patterns rather than single‑period readings, using a mix of public sources and WDSuite’s data for directional context. Property‑level measures (lighting, access control, and visibility) and proximity to well-trafficked corridors typically factor into leasing confidence and retention.
Employment access is anchored by logistics and foodservice distribution within a commutable radius, which supports workforce housing demand and day-to-day leasing stability for a suburban asset.
- Sysco — foodservice distribution (9.4 miles)
The investment case centers on stable neighborhood demand drivers, an older 1982 vintage with value‑add potential, and rent positioning that sits near the metro’s upper tier while remaining broadly attainable. According to CRE market data from WDSuite, neighborhood occupancy trends above the metro median and renter concentration is competitive within Longview, supporting leasing depth for a 57‑unit profile.
Demographics within a 3‑mile radius show recent gains in households and income, and forward views indicate more, smaller households even as population levels may contract—conditions that can sustain apartment demand with thoughtful unit mix and renewal strategies. Elevated ownership costs in the area further reinforce reliance on rental options, while limited nearby amenities and lower average school ratings suggest underwriting should account for suburban commuting patterns and targeted marketing.
- Neighborhood fundamentals rank in the metro’s top quartile, with occupancy positioned above the metro median
- 1982 vintage offers clear value‑add and systems modernization angles relative to newer competition
- Rents in the metro’s upper tier but near national midrange support measured growth with upgrades
- 3‑mile radius shows household growth and income gains, supporting a deeper tenant base
- Risks: suburban amenity scarcity and below‑median school ratings require targeted leasing and retention tactics