| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 47th | Good |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4500 Victory Dr, Marshall, TX, 75672, US |
| Region / Metro | Marshall |
| Year of Construction | 1998 |
| Units | 66 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4500 Victory Dr, Marshall TX Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand supported by a moderate renter-occupied share and manageable rent-to-income levels, according to CRE market data from WDSuite. These dynamics can aid occupancy stability at the neighborhood level while leaving room for selective value-add at the property.
Located in Marshall’s inner-suburban fabric of the Longview, TX metro, the neighborhood posts an A rating and ranks 15 out of 130 metro neighborhoods overall, per WDSuite. Grocery and pharmacy access are relative strengths (grocery density ranks 13 of 130; pharmacy density ranks 12 of 130), while parks and cafes are limited locally. This mix supports day-to-day livability but suggests some residents may travel for recreation.
Neighborhood occupancy registers at 89.5% (rank 55 of 130 — above the metro median), indicating a stable leasing backdrop rather than a tightened one. Median contract rents in the neighborhood sit near the metro middle of the pack (rank 19 of 130) with a national positioning around the mid-percentiles, helping sustain lease retention without overextending households.
Tenure patterns indicate a renter-occupied share near two-fifths at the neighborhood level (rank 20 of 130; nationally above the mid-percentiles). For investors, that translates into a meaningful but not saturated tenant base for multifamily. Median home values are comparatively accessible versus many U.S. markets, which can introduce some competition from ownership; however, that also tends to anchor rents at levels that support consistent renewals and lower turnover risk.
Within a 3-mile radius, demographics have been broadly stable with modest population movement in recent years, while household counts and income trends point to a gradually diversifying renter pool. Forward-looking projections within this radius indicate smaller average household sizes over time, which can increase demand for apartment units relative to larger single-family options and support occupancy stability, based on CRE market data from WDSuite.
Vintage context: the asset’s 1998 construction is newer than the neighborhood’s average vintage (1985 rank 66 of 130), offering relative competitiveness versus older stock. Investors should still plan for system updates and selective modernization to maintain positioning against newer deliveries.
Comparable neighborhood-level safety metrics are not available in the current WDSuite release for this location. Without verified offense rates or ranks, investors should rely on standard diligence workflows (e.g., public police reports, insurer loss data, and on-the-ground inspections) to contextualize safety relative to the broader Longview metro.
Regional employment access includes distribution and corporate operations that broaden the commuting shed, supporting renter demand through diversified service and logistics roles.
- Sysco — foodservice distribution (24.7 miles)
This 66-unit, 1998-vintage property benefits from neighborhood-level stability and a tenant base supported by balanced rents and a moderate renter concentration. The asset’s newer-than-average vintage versus nearby stock enhances competitive standing, while grocery and pharmacy access meet daily needs despite limited parks and cafes. According to CRE market data from WDSuite, neighborhood occupancy trends are above the metro median, pointing to steady leasing conditions rather than outsized tightening.
Investor focus centers on durable cash flow with selective value-add: refreshing interiors, updating building systems as they age, and elevating amenities to differentiate from older properties. Key watch items include competition from comparatively accessible homeownership in the area and measured amenity depth, both of which can be mitigated through operational execution and targeted capital plans.
- 1998 vintage offers competitive positioning versus older neighborhood stock, with clear paths for targeted modernization
- Neighborhood occupancy ranks above metro median, supporting stable leasing conditions
- Grocery and pharmacy access underpin daily livability; rents sit near mid-metro levels aiding retention
- 3-mile demographics suggest a diversifying renter pool and smaller household sizes over time, supporting multifamily demand
- Risks: competition from accessible ownership options and thinner recreational amenities; address via focused amenities and leasing strategy