| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 65th | Best |
| Amenities | 8th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 243 Lawrence Rd, Longview, TX, 75605, US |
| Region / Metro | Longview |
| Year of Construction | 1981 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
243 Lawrence Rd, Longview TX Multifamily Investment
Positioned in a stable Longview neighborhood where occupancy trends are competitive among metro peers, this 20-unit asset offers durable demand drivers and potential value-add upside, according to WDSuite’s CRE market data.
The property sits within a Longview neighborhood rated B+ and ranked 35 out of 130 in the metro, placing it above the metro median. Neighborhood occupancy is 92.6% (neighborhood-level metric), ranked 32 of 130, which is competitive among Longview neighborhoods and supports a base case for steady leasing.
Schools are a relative strength: the neighborhood’s average school rating ranks 2 of 130 locally and sits in the top quartile nationally, a factor that often supports household stability and lease retention. By contrast, local retail amenities such as groceries, pharmacies, parks, and childcare rank near the bottom of the metro and in low national percentiles, suggesting residents rely on broader trade areas for daily needs—an operational consideration for marketing and tenant expectations.
Tenure patterns indicate a low renter concentration (renter-occupied share) in the neighborhood, which typically points to a more limited but steady multifamily tenant pool. At the same time, rent-to-income sits in a strong national position (higher percentile indicates better affordability), which can aid retention and reduce turnover risk. Median home values and value-to-income levels are relatively accessible in context, which can introduce some competition from ownership; however, this dynamic also tends to keep rent growth measured and sustainable.
Within a 3-mile radius, demographics show recent population growth alongside an increase in households and a modest decline in average household size—an investor-relevant signal for a broader renter pool over time. Looking forward, projections in the same 3-mile radius point to continued increases in households and incomes, which can support occupancy stability and measured rent gains if supply additions remain disciplined.
Neighborhood-specific safety metrics are not available in the dataset provided for this address. Investors commonly benchmark city and county trends and track any directional changes rather than relying on block-level snapshots. Where data is available, comparing neighborhood ranks against the 130 Longview metro neighborhoods and national percentiles helps contextualize relative safety; absent those figures here, underwriting should incorporate third-party checks and management’s historical experience.
Proximity to regional employers supports workforce housing demand and commute convenience for residents. The employment base below reflects nearby corporate presence relevant to tenant retention.
- Sysco — foodservice distribution (7.4 miles)
Built in 1981, the asset is older than the neighborhood average vintage, which points to clear value-add and capital planning opportunities to improve unit finishes, systems, and curb appeal relative to newer stock. The immediate neighborhood shows competitive occupancy versus Longview peers and strong school ratings, while the 3-mile area reflects recent population growth and an increase in households—factors that can broaden the tenant base and support steady leasing. According to CRE market data from WDSuite, local rent-to-income positioning indicates manageable affordability pressure, which can aid renewal capture and stabilize cash flows.
Counterbalancing strengths, neighborhood amenities are thin and ownership remains comparatively accessible, which can temper pricing power and require sharper leasing execution. Overall, the thesis favors a disciplined value-add plan focused on renovations and operations to align with household and income trends while managing exposure to amenity-light surroundings.
- Competitive neighborhood occupancy vs. Longview peers supports leasing stability
- 1981 vintage offers clear renovation and systems-upgrade value-add potential
- 3-mile population and household growth expand the renter pool and retention runway
- Favorable rent-to-income positioning can support renewals and measured rent steps
- Risks: amenity-light location and accessible ownership may temper pricing power