| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 47th | Good |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2800 Victory Dr, Marshall, TX, 75672, US |
| Region / Metro | Marshall |
| Year of Construction | 1978 |
| Units | 60 |
| Transaction Date | 2017-12-01 |
| Transaction Price | $3,100,000 |
| Buyer | Moonracer Rentals 6 LLC |
| Seller | AHD Properties LLC, Private Investor, AHD Properties LLC, Price/unit and /sf |
2800 Victory Dr, Marshall TX Multifamily Investment
Positioned in an inner-suburban pocket of Marshall where renter-occupied housing is meaningful and neighborhood occupancy is steady, this 60-unit asset offers durable demand drivers, according to CRE market data from WDSuite. With rents near broader norms and a practical average unit size, the property suits workforce renters seeking value and convenience.
The property is in an Inner Suburb neighborhood of the Longview, TX metro that ranks 15 out of 130 metro neighborhoods (A rating), placing it in the top quartile locally. Amenity access is mixed: groceries and pharmacies score competitively (grocery access ranked 13 of 130; pharmacy 12 of 130), while parks and cafes are limited within the neighborhood. For investors, this balance supports everyday convenience while signaling room for private on-site amenity programming to differentiate the asset, based on CRE market data from WDSuite.
Neighborhood occupancy trends indicate stable but non-peak performance (ranked 55 of 130), with rent levels near national medians. The neighborhood’s renter-occupied housing share is measured at the neighborhood level and sits in a higher national percentile, suggesting a solid tenant base for multifamily demand. Median home values are more accessible relative to many U.S. markets, which can create some competition with ownership; still, a moderate rent-to-income profile helps sustain leasing and retention for value-oriented units.
Schools test around the national midpoint (average rating near 2.5 out of 5; ranked 18 of 130), which aligns with workforce housing positioning rather than top-tier education draw. Investors may prioritize operational execution and in-unit improvements over relying on school-driven premiums. Vintage also matters: typical neighborhood construction trends skew to the mid-1980s, so a 1978 asset can benefit from targeted renovations to common areas, systems, and finishes to maintain competitiveness against slightly newer stock.
Demographic statistics are aggregated within a 3-mile radius: population and families have grown in recent years, and households increased approximately in the high-single digits with further household growth projected through 2028. This points to a gradually expanding renter pool and supports occupancy stability and steady leasing velocity, even as household sizes edge lower over time.
Neighborhood-level public safety benchmarks are not available in WDSuite for this location. Investors typically compare local law enforcement reports and metro-wide trend data to gauge relative safety, and then calibrate on-site measures (lighting, access control, and resident engagement) to support retention and leasing.
Employment access is regional, supporting workforce housing demand and commute convenience to distribution and corporate operations cited below.
- Sysco — food distribution (23.7 miles)
This 60-unit, 1978-vintage property aligns with steady renter demand in an Inner Suburb location where neighborhood occupancy is stable and renter-occupied housing is meaningful. Relative accessibility of ownership in the metro can create some competition, but pragmatic rents and average unit sizes support a durable tenant base. According to CRE market data from WDSuite, neighborhood amenities favor daily needs (grocery, pharmacy) even as limited parks and cafes create an opportunity for on-site features to enhance resident experience and retention.
The asset’s older vintage provides a clear value-add path: targeted interior and systems upgrades can improve competitiveness against slightly newer nearby stock. Within a 3-mile radius, recent gains in population and households, alongside projected household growth, suggest a gradually expanding renter pool that can support occupancy stability and leasing over the hold period.
- Stable neighborhood occupancy and a sizable renter-occupied housing base support consistent leasing.
- 1978 vintage creates value-add potential through targeted renovations and system modernization.
- Daily-needs amenities (grocery, pharmacy) nearby help retention; on-site amenities can offset limited parks/cafes.
- 3-mile demographic growth and projected household expansion enlarge the tenant base over time.
- Risk: relatively accessible homeownership can compete with rentals; focus on value-oriented positioning and resident experience.