| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 41st | Fair |
| Amenities | 6th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 State Highway 31 E, Athens, TX, 75751, US |
| Region / Metro | Athens |
| Year of Construction | 1982 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2100 State Highway 31 E Athens Multifamily Investment
Neighborhood renter demand and occupancy appear steady for Athens, with a renter-occupied housing base that supports leasing durability, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of Athens, TX with a B+ neighborhood rating and rank 15 out of 41 metro neighborhoods. Neighborhood occupancy is in the top quartile among 41 metro neighborhoods, which supports leasing stability for nearby multifamily assets (this refers to the neighborhood, not the property).
Renter concentration in the immediate neighborhood is measured at 38.5% of housing units, indicating a meaningful base of renter-occupied units. Within a 3-mile radius, renters account for a larger share of occupied housing, pointing to a deeper tenant pool for small and mid-size properties. Median contract rents in the neighborhood sit near national norms, suggesting cost-conscious positioning that can help retention through cycles.
Local amenity density is limited (few cafes, groceries, parks per square mile), so this location functions more car-oriented than lifestyle-driven. For investors, that typically translates to workforce renters prioritizing value, parking access, and straightforward commutes over walkable retail.
The asset’s 1982 construction is older than the neighborhood’s average vintage (1996). That age profile often warrants targeted capital planning—systems, exteriors, and interiors—yet also provides value-add potential to compete against newer stock on finishes and energy efficiency. Home values in the surrounding area are relatively accessible for owners, which may create some competition with entry-level ownership; however, a modest rent-to-income profile in the neighborhood reinforces pricing flexibility and lease management options for operators.
Neighborhood safety indicators benchmark favorably. The area ranks competitively among Athens’ 41 neighborhoods (crime rank 5 of 41), and sits in the top quartile nationally on safety percentiles. Recent year-over-year trends point to declining estimated violent and property offense rates, reinforcing a stable environment at the neighborhood level rather than a block-by-block claim.
Investors should still underwrite standard precautions and review submarket comps, but the comparative data suggests safety performance above metro averages and stronger than many neighborhoods nationwide.
- State Farm Insurance — insurance services (18.9 miles)
Positioned in a suburban Athens submarket with neighborhood occupancy in the top quartile locally and rents near national norms, this 70-unit, 1982-vintage asset aligns with workforce demand and provides operational room on pricing and renewals. According to CRE market data from WDSuite, the neighborhood’s rent-to-income profile is modest, supporting retention and measured rent growth strategies rather than outsized swings.
Demographic data aggregated within a 3-mile radius shows a smaller recent population base but a rise in total households ahead—consistent with smaller household sizes and a potentially larger tenant base over time. The older vintage relative to the neighborhood average (1996) points to a straightforward value-add path—select systems upgrades and interior modernization—to strengthen competitive positioning against newer inventory.
- Top-quartile neighborhood occupancy among 41 metro neighborhoods supports leasing stability
- Modest rent-to-income profile provides pricing flexibility and retention upside
- 1982 vintage offers clear value-add levers versus newer local stock
- 3-mile radius household growth outlook expands the tenant base over time
- Risks: limited walkable amenities and competition from entry-level ownership options