| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 33rd | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 113 Oakley Dr, Marshall, TX, 75672, US |
| Region / Metro | Marshall |
| Year of Construction | 1984 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
113 Oakley Dr, Marshall TX — Suburban Workforce Apartments
Renter demand is supported by household and population growth within a 3-mile radius and attainable rents, according to WDSuite’s CRE market data, positioning this 50-unit asset for operational upside as leasing normalizes.
Marshall’s suburban setting offers a practical cost profile for renters. Neighborhood asking rents sit in a lower national bracket (neighborhood median near the 18th percentile nationally), which can deepen the tenant pool and aid lease retention for value-oriented product. The neighborhood’s renter-occupied share is measured at 31.6% of housing units, indicating a defined, albeit moderate, renter base that supports multifamily absorption.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and households increased over the last five years, with households up about 11%. Forecasts indicate additional household growth by 2028 alongside rising incomes, expanding the pool of renters and supporting occupancy stability and rent collections. These dynamics are favorable for workforce housing, particularly where pricing power can be balanced against affordability pressure.
Local amenity density is thin (cafes, grocery, parks, and restaurants rank near the bottom among 130 Longview metro neighborhoods), so residents are likely car-reliant for daily needs. Public school ratings trend above the national median and are competitive within the metro (top quartile among 130 neighborhoods), which can reinforce longer tenures for family renters.
Occupancy at the neighborhood level trends below the metro median, reflecting recent softness in leasing. Investors should underwrite to conservative near-term absorption while recognizing the broader 3-mile growth and attainable rent levels that can support steady demand as operations and marketing are optimized.
Relative safety indicators are favorable in a metro context. The neighborhood’s overall safety ranks near the top of the Longview metro (measured against 130 neighborhoods) and falls in the upper tiers nationally. Property and violent offense rates benchmark in the top quartile nationally, with year-over-year declines, suggesting a constructive trend. These are neighborhood-level readings and may not reflect conditions on any specific block.
- Sysco — foodservice distribution (21.3 miles)
Regional employment is anchored by distribution and logistics, offering commute-accessible jobs that can support renter demand and retention. The employers listed below are representative of the nearby base.
This 50-unit suburban asset offers a cost-advantaged renter profile with room to improve operations. Neighborhood rents benchmark in a lower national range while the 3-mile area shows population and household growth today and into the forecast period, supporting a larger tenant base and steadier leasing. According to CRE market data from WDSuite, neighborhood occupancy trends sit below the metro median, indicating underwriting should prioritize leasing execution and targeted renovations to capture demand without stressing affordability.
Amenity density in the immediate area is limited, so positioning around value, convenience to regional jobs, and pragmatic unit finishes is likely to resonate. With measured capital planning and disciplined lease management, investors can focus on retention and steady rent steps tied to sustained demand rather than aggressive mark-to-market assumptions.
- Attainable rents deepen the tenant pool and support retention
- 3-mile population and household growth expands the renter base
- Safety indicators trend in upper tiers nationally, aiding leasing stability
- Operational upside via focused leasing and value-driven unit updates
- Risk: neighborhood occupancy below metro median; amenity-light location requires value positioning