| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Best |
| Demographics | 18th | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 County Road 3721, Athens, TX, 75752, US |
| Region / Metro | Athens |
| Year of Construction | 1982 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
601 County Road 3721 Athens, TX Multifamily Investment
Positioned in a rural Athens submarket with modest rents and a renter base just over half of units, the asset offers potential for durable demand and selective rent optimization, according to WDSuite’s CRE market data.
The immediate neighborhood rates highly within the Athens metro (ranked 3 out of 41 neighborhoods), signaling competitive fundamentals at the local scale. Amenity access is a relative strength: cafes, pharmacies, and restaurants rank near the top of the metro (ranks 1–2 out of 41), and amenity density sits above the national median (amenities in the 63rd percentile nationwide). Transit is car-oriented typical of rural settings; daily-needs proximity helps offset longer regional commutes.
Vintage matters for capital planning. Built in 1982 against an area average year of 1987, this property is slightly older than nearby stock. That creates potential value-add through modernization and system updates while remaining competitive versus legacy product. Investors should underwrite near-term capex to enhance unit finishes, energy systems, and curb appeal where warranted.
Tenure patterns point to a viable renter pool: the share of housing units that are renter-occupied is about 54% in the neighborhood, supporting depth for small-unit demand and leasing stability. Neighborhood median contract rents trend in the lower half of national markets, and the rent-to-income ratio benchmarks favorably (98th percentile nationally), suggesting headroom for disciplined rent growth management while maintaining retention. Note that neighborhood occupancy is softer (ranked 33 of 41 in the metro), so lease management and targeted marketing remain important for steady absorption.
Demographic statistics aggregated within a 3-mile radius show population and households contracted in the last five years, yet forecasts indicate growth by 2028 with an increase in households and higher median incomes. This projected renter pool expansion can support occupancy stability and measured rent gains, provided the property’s positioning aligns with workforce price points and local expectations. School quality in the neighborhood averages on the lower side (26th percentile nationally), which may tilt demand toward value-oriented segments rather than premium family renters.
Safety indicators are mixed but improving in key areas. Overall crime levels sit around the national middle (crime in the 49th percentile nationally). Within the metro, the neighborhood’s position is toward the less favorable half (ranked 25 out of 41 neighborhoods), so investors should plan for property-level measures that support resident comfort and retention.
Violent offenses benchmark below the national median (33rd percentile), but year-over-year momentum is constructive, with a notable decline in violent offense rates (improvement ranking within the stronger cohort nationally). Property offenses are closer to national midpoints (52nd percentile). Taken together, trends suggest conditions that are manageable with standard security practices and lighting, combined with attentive site operations.
The area functions as a workforce housing node with commutes to regional employers, supporting tenant retention when priced to local incomes. Notable nearby employment includes insurance services.
- State Farm Insurance — insurance services (16.9 miles)
This 23-unit 1982 asset combines attainable rents with a renter-occupied housing base slightly above half, underpinning demand for smaller-format units. Amenity access within the metro ranks competitively and should aid lease retention. While neighborhood occupancy trends are softer, the favorable rent-to-income positioning provides room for careful pricing without overextending residents. Forecasts within a 3-mile radius call for growth in households and incomes by 2028, which can support absorption if renovations align with value-oriented expectations, based on commercial real estate analysis validated by WDSuite’s datasets.
The vintage creates practical value-add angles: interior refresh, energy and systems upgrades, and exterior improvements to differentiate from older stock. According to CRE market data from WDSuite, the neighborhood’s amenity access and improving safety momentum help offset rural commute dynamics, but underwriting should account for lease-up pacing and marketing to maintain occupancy.
- Attainable rents with favorable rent-to-income bench, supporting disciplined rent optimization
- Value-add potential from 1982 vintage via interior and systems upgrades
- Competitive amenity access within the Athens metro aids retention
- 3-mile forecasts indicate household and income growth by 2028, supporting demand depth
- Risks: neighborhood occupancy ranks weaker in metro; school quality and safety vary—plan for active management and targeted marketing