| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 76th | Best |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3401 E Marshall Ave, Longview, TX, 75601, US |
| Region / Metro | Longview |
| Year of Construction | 1976 |
| Units | 90 |
| Transaction Date | 2017-08-16 |
| Transaction Price | $3,100,000 |
| Buyer | 3401 Pinehurst 70 LLC |
| Seller | Tiger Partners LLC, Private Investor, LSCA Property Managment LLC, Price/unit and /sf |
3401 E Marshall Ave, Longview TX Multifamily Investment
Neighborhood occupancy remains resilient and in the top quartile among Longview submarkets, according to WDSuite’s CRE market data, supporting stable renter demand for this 90-unit asset. The area’s A-rated fundamentals point to steady leasing conditions rather than outsized volatility.
The property sits in an A-rated neighborhood that ranks 12th of 130 in the Longview metro, indicating competitive fundamentals versus most local peers. Neighborhood occupancy trends are above the metro median (top quartile among 130 neighborhoods), which supports consistent leasing and lower downtime risk for operators.
Livability is serviceable rather than amenity-dense. Cafes are comparatively more available than many Longview areas (competitive among metro neighborhoods with a strong national percentile), while grocery, parks, and pharmacies are limited nearby, which may modestly affect convenience for residents. For investors, this mix suggests positioning toward value and everyday services over lifestyle-centric premiums.
Within a 3-mile radius, demographics point to a stable and expanding tenant base over the medium term. Recent years show a small population contraction alongside a notable increase in households and smaller average household sizes, a combination that typically expands the renter pool and supports occupancy stability. Median incomes in the 3-mile area have risen, and forward-looking projections indicate continued household growth and income gains—both tailwinds for renter demand and lease retention.
Tenure patterns within a 3-mile radius reflect a renter-occupied share around one-third of housing units, offering a meaningful depth of prospective tenants. Home values in the neighborhood are lower relative to many U.S. areas, which can introduce some competition from entry-level ownership; however, the local rent-to-income profile skews favorable, reinforcing retention and steady collections rather than price-driven turnover.
Vintage matters: the asset was built in 1976, notably older than the neighborhood’s average construction year (early 1990s). That age gap suggests potential capital planning needs but also value-add levers—exterior refresh, common-area upgrades, and in-unit modernization—to elevate competitive positioning versus newer stock.
Neighborhood-level safety metrics for this location are not available in WDSuite at this time. Investors typically assess safety by comparing neighborhood trends to metro and national benchmarks and by reviewing multi-year patterns rather than single-period snapshots. Given the absence of ranked data, underwriting should incorporate local knowledge and property-specific history to contextualize risk and inform operating assumptions.
- Sysco — corporate offices (5.8 miles)
Nearby employment anchors provide commute convenience that supports renter demand, led by regional corporate offices.
This 90-unit asset benefits from neighborhood fundamentals that rank in the top tier of the Longview metro, with occupancy trends above the metro median and a rent-to-income profile that supports lease retention. Within a 3-mile radius, rising household counts and smaller average household sizes point to renter pool expansion, while projected income growth underpins durable demand. According to CRE market data from WDSuite, the surrounding area’s standing among Longview neighborhoods reinforces expectations for steady operations rather than cyclical swings.
Built in 1976, the property is older than much of the local stock, presenting clear value-add opportunities alongside routine capital planning. Ownership should weigh amenity-light surroundings—which may cap premium pricing—against the potential to capture demand through refreshed interiors, improved curb appeal, and pragmatic resident services.
- Top-quartile neighborhood occupancy in Longview supports leasing stability
- 3-mile household growth and smaller household sizes expand the tenant base
- Favorable rent-to-income dynamics support retention and collections
- 1976 vintage offers value-add potential through selective renovations
- Risks: limited nearby amenities and relatively accessible ownership options may temper pricing power