| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 48th | Good |
| Amenities | 13th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Sunset Dr, Gun Barrel City, TX, 75156, US |
| Region / Metro | Gun Barrel City |
| Year of Construction | 1980 |
| Units | 51 |
| Transaction Date | 2014-07-31 |
| Transaction Price | $902,500 |
| Buyer | KF SUNSET PLACE LTD |
| Seller | THE TTT APARTMENTS JOINT VENTURE |
100 Sunset Dr, Gun Barrel City Multifamily Value-Add
Positioned in a suburban neighborhood with strong park access and renter-friendly economics, this 1980-vintage, 51-unit asset offers operational and renovation upside, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit below the metro median, suggesting potential to unlock value through leasing and management efficiency.
Located in Gun Barrel City within the Athens, TX metro, the neighborhood carries a B- rating and is suburban in character. Amenity density is limited, but park access ranks 1st out of 41 metro neighborhoods and sits in the 80th percentile nationally — a livability advantage that can support resident retention even as retail options remain sparse nearby.
Neighborhood-level occupancy is below the metro median (ranked 23 of 41), signaling room for leasing execution to drive performance. Contract rents in the neighborhood track at the lower end of the metro, reinforcing a value-oriented positioning that can support pricing flexibility rather than immediate top-line premiums. Rent-to-income metrics indicate rents consume a modest share of local incomes, which can help stabilize renewals and limit turnover risk.
Construction skew in the area averages 1983. With a 1980 construction year, the property is slightly older than the local stock — a practical cue for capital planning around systems, interiors, and common areas. That positioning can also create a clear value-add path to improve competitiveness versus newer or recently refreshed comparables.
Tenure data aggregated within a 3-mile radius shows approximately one-fifth of housing units are renter-occupied, indicating a smaller but steady renter pool; household counts have increased in recent years, supporting demand depth for multifamily. Forward-looking 3-mile trends point to smaller household sizes alongside an increase in total households, which can expand the tenant base even if population growth moderates — a constructive setup for occupancy stability at attainable price points.
Safety indicators show mixed but generally constructive signals. Within the Athens, TX metro, the neighborhood’s crime rank sits at 9 out of 41, indicating higher crime exposure relative to metro peers. However, national percentiles place both property and violent offense rates above the national average for safety, and recent year-over-year declines suggest an improving local trend. For investors, this means underwriting should reflect metro-relative exposure while recognizing that broader comparisons are more favorable and trending in the right direction.
- State Farm Insurance — insurance services (3.0 miles)
Nearby employment is anchored by regional services, supporting workforce housing demand and commute convenience for residents. The list below reflects the closest identified employer.
This 51-unit, 1980-vintage property presents a straightforward value-add and operational execution thesis. Neighborhood-level occupancy is below the metro median, creating scope for lease-up and management-driven gains, while attainable rents and a modest rent-to-income profile support resident retention. Within a 3-mile radius, households have increased and are projected to skew smaller, which can expand the renter pool and support steady demand for multifamily units.
Park access ranks at the top of the Athens metro and compares favorably nationwide, a livability edge in a submarket with lean retail density. According to CRE market data from WDSuite, relative affordability and improving safety trends provide a constructive backdrop, though underwriting should account for metro-relative crime rankings and the need for targeted capex to modernize an older asset.
- Below-metro occupancy at the neighborhood level suggests lease-up and management upside
- 1980 vintage offers a clear value-add path via interior and systems upgrades
- Renter affordability and household growth within 3 miles support demand depth and retention
- Top-ranked park access enhances livability in an amenity-light corridor
- Risks: metro-relative crime rankings and limited nearby retail warrant conservative underwriting